You might be better off using a 203k rehab loan for the project. Hard money comes with high fees and interest rates 7 times higher that what the banks can offer.
Best of luck,
Based off of the criteria you may not need a private lender at all - I would like the opportunity to speak with you to assess if there are more traditional options. If not then I also have a Hard money lender who may be able to assist.
Senior VP of Mortgage Lending
773 290 0455
You will probably need some capital over and above the equity you have.
Best of luck.