How to BRRR with shortest seasoning period

[Ian I Leinwand]

I'm working on a BRRR project in Longmont Colorado. I'm running into an issue with the refinance. Seems like I have two options. 1) Refinance quicker withing 3 - 4 months of initial closing and get a refinance at 75% of the purchase price plus rehab costs or 2) Wait the 1 year seasoning period and get a refinance based on appraised value.

Purchase Price 365k, Rehab costs 40k, ARV 435k

With option 1 my sweat equity counts for nothing along with my ability to negotiate a below-market deal as I did not take any commission on the purchase but I get the cashout and lock in an excellent rate for an investment property at sub 4%.

How are other investors getting ARV based on an appraised value and getting around a 12 month seasoning period? Is this something lenders have changes since COVID-19. My last refinance was based on appraised value after 6 months purchase but I did little rehab.