They might allow for a no seasoning rate and term refinance, but that would have you bringing your closing costs and and lender fees to the table.

If it were me, I'd find a friend or family member with some cash, convince them that it is a good investment and say that you will manage it for them at market rate of 15-25% depending on your market.

I'm constantly reading on BiggerPockets investors saying you need to buy rental property, break even, and hope for appreciation and/or lower rates in the future to cashflow.

However, if you're managing your investments with a bit more tact, you will put your bonds in the IRA and your higher growth investments in the Roth which would give you differing growth rates. 

They were fairly highly rated, and performed well on my extensive screening interview (we went over an hour).

Hard money loans typically come with higher interest rates (10-14%) and often have a balloon payment at the end of the term.

There's no reason to jack up tax rates just because a house is used as a rental rather than a primary - all it does is inflate the rent at the renter's expense. 

Way too much gambling/luck aspect to it and even when you win for the year the tax rate is awful compared to long term gains. 

higher rates, but sounds like it fits your situation.

I currently own a retail building I purchased years ago. 3 years left on the loan with a sub 4% interest rate.