Lender, portfolio lenders etc

[Paul Chae]

Hello you all.

I recently closed on a small single family home, but am about to get on a small scale rehab project. The property is located in downtown Trenton. It was my first deal, and I am pretty satisfied with the process so far. 

My goal is to get it fixed, rent it out, which will take about a month or so, and cash out refinance after. While trying to do my best to not bleed too much in the process of rehab, I am trying to figure out 'how I can refinance it for 75-80% LTV of ARV, right after or as quickly as I possibly can?, How long is the seasoning period going to be, if there is any. I heard something about portfolio lenders or commercial lenders, but is it going to be suitable for my situation? I called up a few banks in the area, but wasn't very successful. I would like to hear what you guys think you'd do if you were in my shoes. What solutions are there to pull the decent portion of cash out so I could move on? Would I need to call up every single lenders, credit unions, banks on the map?

the house is going to be hopefully appraised above 75k or 80k or even 100k. Honestly I don't know exactly, but that was what I assumed from comps in the neighborhood. (Purchase price was pretty low, yes I've decided to believe I was lucky) 

I wish I could take advantage of you guys' info and wisdom this time again. Thanks for reading this guys. All the best

P.s

Delayed financing is not gonna be an option. Sadly It turns out it only covers the initial purchase price