Cashout Refi & Purchase with 30 day lates?

[Jeffrey Jacques]

Hello all. I own 2 three family homes. A year-and-a-half ago I purchased the second three family property and simultaneously purchased a rehab property to flip. I was in way over my head and as a result I racked up a bunch of 30 day mortgage late payments.  I know traditional lenders want one year of on time payments in order to cashout refi. I reached out to a couple of asset-based lenders as well and they claim they cant cash out refi me either due to my lates. Just wondering if you have any thoughts or insights on how I can cash out refi and then purchase another multi family home without having to wait a year?