Financing question

[Daniel B.]

I am hoping to purchase several properties before the end of the year and I'm looking for some advice on how to best finance them. It seems constructions/rehab loans are almost impossible. I have a family member who is willing to help with shorter term financing. Two options I can think of:
1) They purchase the property and finance the repairs. I then purchase the property from them at a higher prices. In terms of cash, I would then only need cash for the down payment and cost of the loan, but this way the fix up costs are being financed over the long term instead of losing a big chunk of cash on the first property. I need to keep my cash so I have enough reserves for property # 2,3,4, etc.
Option 2)
I purchase from the start, put a deed of trust on the property for the purchase price plus rehab costs in the name of my family member/their LLC. As soon as the property is rehabbed can i refinance it? What are the typical seasoning requirements? If it is a re-fi, but not a cash out re-fi do I have to wait 6 months since It is for the exact amount of the loan/deed on the property? This way I could have zero cash invested after the transaction is done.

I understand all this only works if appraisals come in where they need to, etc. Any other advice on seasoning requirements from lenders? I did one property where I was doing a cash out refi and up until a year after I purchased the property they would only finance for a percentage of purchase price & fix up, not appraised price. Is that the same if it is a re-fi but not cash out since it would be for the same amount of the Deed of Trust?

Thank you in advance!
Daniel