Am I out of (refinancing) options?

[Pat Jackson]

First off, shout out to @antoinemartel.  He put me in touch with a great lender, and gave great advice himself....which was hold for 6 months and then do a cash out refinance.

That said, when mom says no ask dad!  Here are the specs on a single family home in Saint Joseph MO I'm buying.  I'm going to be purchasing and doing the rehab with cash.

28k purchase price

20-25k in rehab

ARV 85k

I can do a delayed financing option, but that only gets me ~30k back, leaving alot of equity in the house.  The other option is to season 6 months, then do a cash-out refinance for up to 75%

Anyone see any way to more equity out in less than 6 months? I don't think there is, but that's why I'm asking! Also, if I wait the 6 months (and I likely will) does anyone know of a HELOC on investment properties? I've found one, but it's only for 60% of the purchase price, or ARV after 12 months.

Much appreciated BP!