Any lender recommendations for 80-85% LTV refi?

[Josh Sicotte]

Working with a wholesaler and have a solid deal on the table...

I'm looking to pay cash on a 4/2 SFR @ 64k + 4k rehab + 1k for inspection/appraisal/title search (all in at 70k total) using a partners' home equity loan in order to lock in on deal. Once acquired (currently rented at 900/mo w/ long term tenants) and I have appraisal done, I expect ARV to be around 85k. Possibly a little more or less. Area comps are pretty sporadic.

I then want to refi with the goal of as little money out of pocket as possible. 

If I can get a refi @ 80% LTV at the 85k, that's 68k and around 2k out of pocket (+ home equity loan payments + interest) to pay back partner.

85% LTV would be even better. That'd give me a loan of $72,250. That would be no money out of pocket and cover the 2 months or so (seasoning period) of home equity loan payments plus a little reserves. Granted it would slightly affect cash flow but I'd still be well within my criteria.

Anyway....

Any recommendations of lenders who will refi non-owner occupied SFR's at 85% LTV? Or at least 80%? Also, what kind of rate can I expect? 4.5ish? And what kind of points/fees are typical. I'm in TN if that matters. Any advice or referrals to lenders you know who lend at these kind of rates would be super appreciated! Thanks!