Hard money lenders are also going to verify the rehab budget and ARV - so having them vet your deal and put another set of eyes on it will be beneficial to you. 

@Lee Ripma to understand or for clarity- I can offer cash BUT make sure I have the preapproval of the hard money lender prior to the "cash" offer?

Some lenders will require as little as 15-20% down (of the total project costs.) 

On these calls, review their goals and progress towards those goals.

Need lender financing.  

Check these guys out.This shows you can do it with these guidelines, and these.Who did you go with as your lender, can I ask?

Jeffrey - A few suggestions: 1) The loan amount would be whatever LTV you lender can provide with the cash out loan.

We typically recommend a 2% gap before a refi, so you might want to aim for a 5.375% rate before speaking with your lender. 

That said, we do lending out of our SDIRA and there are some considerations about prohibited transactions and set up (checkbook control or custodian managed, for example) etc. that should be reviewed with a custodian or SDIRA expert.

If I'm in your shoes, I would consider chatting with a couple of lenders to start off with mainly because your lack of income history would restrict you in terms of the financing you'd qualify for.