Besides using the subject property (the investment property for rental or flip), consider:
other property owned
Oil leases and royalty
business cash flow and purchase orders
use a strong lease on property as collateral
financial instrument (CD, other)
Hard Money loans are just private capital capital put up as a loan (mainly short term) the higher rate (10-14% ) is premium really of of only 4-8% over bank rates. its just the cost of available capital and much less than partnerships.