Hard Money Loans: Would this be a viable option for bridging the $200k gap?

Loan assumption isn't an option here.

It does not seem to, but a couple properties have significant amounts owed to an individual through an Assignment of Rents document and I just want to get another set of eyes on this to make sure I'm interpreting this correctly.The deed conveys title to the purchaser free of all encumbrances of any kind existing before the sale, except:(a) Any lien for installments of taxes and special assessments, that installments will become payable upon the secured roll after the time of the sale.

However, when I tried to get pre-approval for a new loan I was told I can only use 75% of the average rent for the area.

Security deposit amountYou can find plenty of examples by searching for "tenant estoppel certificate doc" or exchanging "doc" with "pdf" for more options.Here is an example and explanation: Sample EstoppelSome have a lot of legal jargon but this document does not need to be so detailed.

Bank loan How did you add value to the deal?

Typically most loan origination fees on conventional/FHA loans are capped at 2.25-2.5% depending on the lender. 

Any lenders that you would recommend for this type of loan?

I had not considered that because I was imaging a deal where they purchased with a loan and the lender would not have accepted excluding issues like this.

On a 250k loan I can knock off about 3 years from a 30yr mortgage and save $14,000 in interest simply by paying my mortgage with my debit card and using the cashback reward as an additional principal payment.