about OPM please help me.

[Aldrin Meneses Quijada]

GOOD DAY BP!

i wanted to ask question, 

for example;

there is this property that is listed for 254k with rehab cost around 9000 usd and its ARV is about 300k. now i need, 263k i wanted to use other peoples money. what is the best way to finance this property without using any of my personal money?

PRICE: 254K

RC: 9000

ARV: 300K

BORROW FROM HARD/PRIVATE MONEY LENDER: 263K

RENT IT (2% RULE): 5260

REFINANCE THE PROPERTY: 300K x 80% = 240,000

now;

240,000 (cashout refinance) minus 263,000 (borrowed from hard/private money lender) = -23,000 i think its a bad deal.

your help will be much appreciated! thank you in advance!