Cash-out refi on cash-purchased rehab in Texas

[Ryan Johnston]

We buy distressed properties for cash and rehab, then after seasoning we cash out and redeploy the capital.  The lender we've been using is now requiring 12 months seasoning instead of 6 months as it was in the past.  Can anyone recommend a lender/broker who does 6 month cash outs, or sooner?  BTW, I'm not interested in the Fannie Mae program where you can get 70% of your PURCHASE price back at < 6 months - I need to get traditional financing where we recover 70% of APPRAISED value, as that's a big part of our equity play since we're buying distressed, rehabbing, then holding for rent.  Thanks!!!