Due to my age, I haven't had an opportunity to establish any tangible amount of credit, limiting my financing choices. I have tried unsuccessfully to obtain financing from a conventional bank based on my current properties. I have closed on 8 duplexes, all of which are above a 12% cap. rate and are all fully occupied. Despite this, I think my only options would be owner financing or hard money.

Has anyone had any luck with, or know of any hard money or bridge financing lenders that would lend based on a business plan rather then credit? I'm expecting to have to pay above market but everything I've seen requires 3% points a year.

Thanks in advance.