Me and my partner are thinking on opening an LLC, buy SFR with hard money and refi after rehab is done, but not sure if we will be able to obtain financials through commercial loan.

The plan is to sell the house, pay back all my dad's financial input, and then my aunt and I will split the remainder 90/10.

And the investor is making money off of their property, while they break even, and keep the financial responsibility. 

I bought a house with a fourplex on the property and we closed on the house (mortgage separation) and we owner financed the fourplex with a subject to clause until we could get the fourplex financial-able.  

The problem is that I'm running into issues with the refi process due to my debt to income ratio.I have a W2 job that pays well, but I also own a business which had some pretty steep losses in 2015 which flowed through to my personal tax return, and smaller losses in 2016.  

Should I be worried about any debt on the house other than property tax?

The best terms start with you What can the property support in debt service ?

I will probably want to refinance at least 80% of that into something fixed at some point to hedge against rates going up.Monthly costs:* debt service = $441 (141,000 *0.0375/12)* insurance = 78 (quote from Geico)* HOA: 860* taxes: $149 (it's $894 each per year)* repairs: $100 (I'm estimating a little less than with an SFR because with a condo I don't worry about the roof, the hot water heater, landscaping, etc.)total: 1628Monthly income: $2660 (1410+1250)Net: 1032Cap rate = 8.7% (1032*12/141000)Things I didn't include: closing costs, vacancy.

Where do you recommend finding some of those options locally (or does it matter if not local) and how to vet them without much financial experience? 

A debt snowball is a great first step for eliminating debt, which improves the credit score.