To find a hard  money lender, you may want to try the scotsman guide. www.scotsmanguide.com.

The landlord sets the rent (using the market as a guide), the landlord selects the tenant, the landlord selects the lease, the landlord chooses who will do a repair (even if it is the tenant), the landlord decides whether or not pets are allowed, openly or tacitly, the landlord decides whether to have a monthly or yearly agreement, the landlord decides when to replace the carpet, the landlord decides on whether or not to provide appliances (again using the market as a guide), I could go on and on, but the key point is that the landlord is making the vast majority of key decisions.  

If you haven't yet, be sure to check out the The Ultimate Beginner's Guide to Real Estate Investing and The BiggerPockets Podcast.

I suggest Ultimate Free Beginners Guide

I recommend starting with the Ultimate Beginner's Guide under the Learn tab in the blue navigation bar.

If you haven't yet, be sure to check out the The Ultimate Beginner's Guide to Real Estate Investing and The BiggerPockets Podcast.

I am not an attorney and this should not be taken as legal advice but as a guide to better understand your options coming from a small business owner perspective. 

If you haven't yet, be sure to check out the The Ultimate Beginner's Guide to Real Estate Investing and The BiggerPockets Podcast.

I sent this web link to the contact person at various lenders to ask if they do cash out refi under that exception. https://www.fanniemae.com/content/guide/selling/b2/1.2/03.html

Also, "The Ultimate Beginners Guide to Real Estate Investing" is an excellent tool.