1. Apply with lenders and review your situation
2. Hard money (you mentioned)
3. Seller May Carry Terms (usually at least a 15% down payment required)...3-5 year interim loan for you to find permanent financing.
4. Friend or family member to co-sign for you.
Let me know if you need referrals or would like to see seller may carry homes.
Jeffrey Masich, Realtor, GRI, MBA