This seems too skinny to be paying all cash.

>>seller does not want to refi!

Seller seems "not-motivated" enough.

>>how should i approach, should i use hardmoney, should i go conventional(credit excellent),

First, yo have to get a signed agreement to buy. Nothing else can happen until.

>>my exit strategy would be to sell with owner financing.

I am not sure I get it. You finance and pay cash to buy and sell with owner financing? I am not sure what you are trying to accomplish.

>>is it possible for me to get some cash when i close?

Lot's of stuff is possible. Getting cash at close is not a difficult thing to do...IF...you are making a series profit going in. This deal seems a little skinny to pull cash at closing. That will be doable, but not advisable. Pulling cash at the closing of this deal could possible make the deal lopsided and over-financed.

The King