You also have to make sure how much would you be netting once you move out and in order to use that rental income for that unit you're planning move out, you will have to get a lease signed for one year and lenders will be able to use the leased rental income at 75%.

I just got a lender and pre approved, and have found a potential house.  

If you have the right connections, you could find a local private lender who will lend you based on the (value of) the asset but the conditions won't be better than those of the banks. 

This means the state debt should be paid instead of the lender in this case.   

Deferring some of this risk to a hard money lender makes more sense.Many HMLs offer loans covering 90% of the purchase price with 100% of the rehab costs.

I’m trying to get the ball moving a little faster than what it is and with not being able to cash out or Heloc for another 6 months, im wondering if it would be worth it to go to a hard money lender?

It's been a great alternative that  some lenders have expanded their DSCR to 5 - 8 Apartment Units.

The township said they would grant us a temporary CO to close, however our lender still declined our loan.

We work with downpayment assistance lenders that can give you a 0% interest loan to cover your downpayment.

(Some of our borrowers call us their investors even though I call us their lender.)