Cash out refinance or HELOC

[Mark Matos]

Hello everyone. Does anyone know a lender who will do a cash-out refinance in a PRIMARY RESIDENCE that doesn't require my name to have been on the title for a minimum amount of time?

The house I live in is in my father in law's name, who owns it free and clear. I would have to pay him 80K, which is how much he paid for it, but the house was appraised at 135K and I'm looking for ways to tap into that equity without incurring to much costs in closing and such that will eat away my equity. 

So I'd like to maybe do a owner finance with him for 80K and immediately tap into that equity using a cash out refinance, but so far all lenders have told me that they require my name to be on the property for at least 6 months or so, I'd really like to do it sooner than that.