The building being a flat roof with no attic makes it impossible to do a good assessment. 

I'm sorry that I have to be the one to say this but your parameters are impossible.  

Again, without knowing more about the property it is almost impossible to give any reliable advice to help you.

For example a 9% may be difficult or impossible to find in Los Angeles, but commonplace in Ventura or Riverside counties.  

Refi out of a hard money loan is certainly possible.Getting a loan with no income is dang near impossible these days.

You may be able to find a small local bank who will be willing to work with you, but it is almost impossible to find one who will finance the purchase and renovation cost of a property these days.

I know a lot of people think it might be impossible but my retirement location will be Thailand where the cost of living is less than America.

Basically, I would have to double the rents to hit 2%, which is impossible.

Watched Season 3, episode 3 Jeeves and WoosterWill read another chapter of "The Impossible State" , about North Korea, before bedtime.

Austin would be but cash flow there is next to impossible these days.I'm up in Venice.