DTI is maxed out. What now?

[Tony Crabtree]

Hi! My name is Tony Crabtree and I've been a biggerpockets member for a few years now. I have two rental properties that I love and a personal residence. All of which are in mine and my wife's name. I live in Middle Tennessee ( Murfreesboro specifically) near Nashville, and I'm having trouble taking the next step. My father is willing to play the role of hard money lender with me, and I also have made some great connections here with being able to possibly find a good deal on a property. I had envisioned using the hard money, but a fixer upper, do the work, refinance it and get the cash out to pay my dad, then having a great property in my portfolio. However, I haven't found a bank or lender willing to guarantee I could get a cash out refinance loan. Are local banks the place to turn to? Does anyone else have success there? Looking for all good options available.