@Rami LatifA refinance at this point is extremely unlikely, mainly because of the short timeline.I would request a reinstatement quote. 

Hi Javier, the numbers look fine in terms of the purchase price, rehab, and ARV (depending on what kind of work you are doing).

I have seen some hard money loans for rentals that can cover the rehab but the rates and terms are terrible.

I would review my loan agreement - as the bank must abide by the terms within that.  

I've ran about 30 properties through the BP rental calculator, even if i renovate the basements I'm always coming up 400-1000 dollars short of breaking even.

I just can't expand further than the 10 lots that are currently there. 2 TOH ($400/month, includes water/lot rent)2 POH (vacant)6 vacant lotsHouse is currently used a long term rental. $1200 per month.

I have a tenant that has been in a property for about 5 years now and they are asking about signing the next contract for 5 years with a rent to own option.

We're also able to evaluate our rates, and keep pace with inflation, on a monthly and quarterly basis because of shorter term leases.Now we syndicate larger self-storage deals and work with passive investors.

Since you acquired it so recently from when you will close on the loan (in your case 1 day), certain HML lenders will treat this as a purchase rather than a refinance which offers better terms, more leverage, etc. 

My estimate would be that in a house hack you would be slightly better terms on the loan.