Cash Out Refinance, No Income

[Andrew Hunt]

Hi guys -

Do you have any tips on the best way to refinance a property with a hard money loan without W-2 income?

I'm a medical student full-time and have been active in real estate investing for over a year now (did 4 flips last year). We currently have one home going on the market that's past the 6-month seasoning point; however, I've had trouble refinancing the property because despite having plenty of assets and cash on hand, I don't have a current income and they are concerned about interest payments.

Are there any lenders on here that would be willing to work with me? We can hang onto the hard money loan for a bit and sell the property, but would prefer to cash out.

Lastly - does anyone know if it's possible to cash out refinance without the "seasoning" period? Most of our rehabs are done in 1-2 months and going forward I'd like to use as little of the "hard money" as necessary. 

Thank you!