I don’t understand what you’re problem is.
If you know about HML’s then what does your employment record have to do with anything?
The HML’s making the loan on the property, not you, or they should be. That is, unless you’re working with the wrong HML.
Meantime, the HML will loan what they’re gonna loan, and you’ve got to figure out how to come up with the balance, if they won’t fund the purchase and the rehab.
There should be different repayment options available; monthly, quarterly, annually. Of course, you pay off the loan and the accrued payments upon sale of the property.
Find an HML that will fund both the purchase and the rehab, if you can.
Otherwise, you need to find a partner with the cash you need, to cover what the HML won’t. Finding the partner might be hard, but that will give you practical experience in selling a project to a potential investor.
One way you might pitch a deal, is to frame it as a split of “x” thousand dollars in “x” months.
In fact, I’ve used a variation of this myself. I advertised:
"Partner Wanted To
Split $300,000 Profits
On Multifamily Investment
I got several investor/partner wanna-bies, with 2 or 3 hundred thousand to invest.
Advertise for what you want on craigslist and be patient.
You don’t want out-of-state investor/partners. That’s just a fraud prosecution in the making. Just saying.
Hope that helps.