Hard money, private lenders, friends and family, Heloc, cash.

I've done all the events except for the private money one.  

., an actual rentor in with a lease agreement is great documentation.Email conversations with your professionals strategizing on how to treat this property long term is also documentation.Getting the property on your Schedule E is pretty important as well.All of these things paint a picture. 

In your case your best option is probably non conventional mortgage, aka private lender or some other source Good luck !

Many people have reached out privately as well to recommend them.

If you'd like to talk more about this, I'd be happy to get together with you or have a conversation by phone. 

If this is a FHA Loan with low down payment there should be Private Mortgage Insurance (PMI) included. 

I have the possibility of private financing and if not I will use hard money as I did on the previous property. 

Is it a building violation to have such an open view to private property?

When fully completed she is hoping to do a cash out refi to pay off the 1st mortgage plus the rehab funds invested in the home roughly 150k private financing.