IS THIS A SLAM DUNK?! BRRR OR FLIP? HELP!

[Jay Dee]

I have a seller willing to do 0% down for 12 months. Payments per month are still TBD, we are discussing potentially 3k/pm for 12 months.

Purchase Price: 825,000.00

ARV: 1,050,000.00 - 1,150,000.00

ARV x 0.75 = 825k (purchase price)

REHAB: 60K (in-house, could be even better)

RENT AFTER REPAIR: 4,200-4,500/pm or STR is nearly double which is what I am leaning towards.

I would then take the 825k refi and pay off the seller. I can cover the purchase closing costs, rehab, and refi closing costs. But why when I discuss with lenders are they not willing to fund the cash out refinance on the deal. What am I missing?