Each unit is 2 Bed, 1 Bath, with unfinished but dry and bright basements, in-unit laundry, and a garage stall.

I do want to try my luck at a refinance, but don't want to pull the trigger too soon. 

Build your credit, save and lastly don't be afraid to pull the trigger.

A hard money lender will still expect their monthly interest payment and when the term of the loan matures/expires in 6 or 12 months, you'll need to pay the principal back or risk being in default, which 1) will add a ton of fees/default interest and 2) may trigger a foreclosure proceeding.

We're not opposed to that, really just want to evaluate all options before pulling the trigger on anything.

In a market this hot, not being able to pull the trigger can be deadly, and often results in a deal you've put time and effort in becoming nothing more than practice. 

They met all my criteria, but I haven't pulled the trigger on it because I am exploring my options.

Throw in some city or county names to trigger keyword alerts for BP members in your area.

Anyone have some insight, contracts, or advice so I can pull the trigger on some of my low equity motivated sellers? 

What in your opinion triggers the difference?