I'm looking for an overview of how hard money lenders work.  

It's going to depend on the lender, how it's titled and what kind of refinance you are doing.If you're doing a conventional cash out refinance, a lot of lenders are going to require a 3 to 6 month seasoning period prior to refinancing and it will have to be rented first.

Some lenders only lend to individuals.

Loans Not Owned by Freddie or Fannie If your loan is held by a private lender or another institution, it’s important to evaluate the interest rate.

As a result, the sale was canceled, we foreclosed, and the second-position lender was wiped out.

We have assisted clients that hold property individually or in an entity and they transfer to another entity and have never had a lender call the note due. 

@Aaron Bard- plenty of  lenders  offer  DCSR loans ...contact a  few  for  quotes ...also - dont  pay  any  lenders  at the beginning of the process 

Are there any lenders here that can finance a conventional loan without a full 2 years of work history?

I would like to get connected with more private lenders in different target area preferably Huston Texas  I can get you in touch with great Lenders here in Houston!

It wouldn't hurt to set up time to meet with agents, property managers, lenders, and others while you’re visiting your markets of interst.