Northern Indiana BRRRR, Financing Troubles

[Garrison Haddon]

Hey everyone, my name is Garrison, my wife Dana and I are new long distance real estate investors and own a duplex in Michigan City, Indiana that we are BRRRR'ing. We bought the property cash 3 months ago, remodeled it and are now about to rent and refinance. I have called every local bank I can find on google and have done some research looking for more options here on the forums, but an unable to find a bank that will loan us any more than the original purchase price. Here are some more details:

Purchase price: $89,000

All in total (including rehab): $111,000

Appraisal estimate: $150,000

We have owned the property for 3 months and all lenders are requiring a 6 month seasoning to use the appraised value for the valuation, I have found a couple that are willing to lend up to 100% of the purchase price, assuming that does not exceed 75% of the appraised value. 

I would like to finance 75% of the $150k appraised value to pull out a total of $112,500 to get all of our money back to move it forward into our next deal. We can wait a few more months, but I'd rather get it done now before rates go up again. 

Does anyone have any suggested banks that service Northern Indiana, or am I missing something?

Thanks!

-Garrison

[Jaron Walling]

But rates already went up. 3 months ago rates were lower. You're better off waiting the 6 months and maximizing what a local conventional lender is offering. Majority of other options come with a catch.