I need Rehab Funding for Owner Finance and Sub to deals.

[Cliff Ridge]

I am new to the game, so need a little explaining of something.  Unless I have it wrong, I can only do owner finance or sub to deals until I get two years of employment under my feet to refinance a hard or private loan.  So if I find a good owner or sub to deal, what would be the best way to get rehab funding, since I wouldn't be able refinance at this point cash out to for those funds or pay back a rehab loan.  Am I on the right track or are there other options?