Just may need to be patient.

@Dylan Miracle be patient and persistent.

If the above plan is what you do...The question then becomes, what is the cost to you of :Hard Money Loan cost for 8 months (add on for safety)Closing costs at initial saleClosing cost at refiLegal entity cost at refiLender refi cost on new loanReserves cost for unexpectedInsurance cost during holdIf the deal still makes sense with those costs, meaning you are comfortable with the end return or result with those costs built in, you have your answer.

Be patient. 

If you are looking for cash flowing property, there are still very many of them, you just have to be willing to look and be patient.  

Deals are harder to come by but being patient and tell everyone you know what you are looking for helps a lot.  

Try to be patient, not anxious, and something will end up in your lap.

Patient analyzer (determining ARV from recent comps)5.

I am patient and know it will likely take 10+years.  

Would rather keep my liquid money available for surprises and a safety net.