Refinances, imperfect credit w cosigner, <10% interest - anyone?

[Dan K.]

Hey BP!

I need to lock in some refinances this week for some cash flowing, recently rehabbed rental properties.  Are there any creative lenders who could refinance in the 8-10% range?

-Properties are in WI and MN.
-Property values are $40-$90k.  All loan payoff amounts are less than $75k.

-Three properties have greater than six months seasoning These all have CFD or hard money loans that I want to pay off when refinancing. I am NOT looking for cash out refinancing but I DO want to refinance without putting additional money down (assuming they appraise at 75% LTV).
-Three properties have less than six months and were all cash purchases.  I'm looking to do cash out for some of the value.

-My credit has issues (below 620) but I have a cosigner with 780+ credit.  
-Open to doing some or all loans with the same lender.
-Need to decide this week!

When my credit was higher, I was able to refinance at 4.5%.  I know I need to go higher on the rate because of the seasoning and credit issues.  Happy to do that with someone who can get deals done, move quickly, and close!

Please message me for any additional details and I can send via PM.  

Dan