Cash Out Refi No Seasoning

[Jake Little]

Hi there, 

I'm curious if anyone knows of lenders that would let me perform a cashout refi without a seasoning period for me to be on title for 6 months. 

Situation: 

Mom bought the house over two years ago, her name is on Mortgage and Title alone. I helped with half the downpayment. I've now repaid her the downpayment and want to Cash Out Refi for investment purposes. We don't want a new mortgage because interest rate was so good. I'm fine getting reassessed for taxes if needed. 

Curious how y'all would go about doing a cash out refi in this situation. My credit is good (742) and income is more than enough to qualify for a Cash Out I just don't have the 6 month seasoning needed.