No seasoning cash-out refi for low-value BRRRR in MO

[Chris Parker]

I bought a single family house in Missouri for $30k cash. A month and $10k later it is worth ~$85k and rented out for $800/mo. I would like to tap that equity ASAP, then refinance into 30 year conventional after the 6 month seasoning period. 

Fannie rules for the delayed financing exception limit me to the initial $30k out during the initial 6 months. This is a small enough loan that I doubt I can find conventional financing, even though it'd be <50% LTV and cashflowing.

I have several deals on my plate with similar numbers, and expect to find myself in a similar situation repeatedly. What sort of product / lender should I look for here? 

(My credit is 760. I have a low DTI and high AGI.)