Talk to credit unions and local banks not Wells Fargo.

I work for a credit union and just checked today’s investment property mortgage rates.

@Jonathan DepaForgot to mention, that you can find local credit unions that will finance you regardless of the number of properties you have. 

@Kris Benson, You're looking for a "watering hole of the Serengetti" - you know the few  watering holes in the African plain that stay wet during the dry season. 

I'm not in Philly but in general local banks or even a credit union can be a good option vs the national banks. 

You'll probably have a slightly higher rate, but you'll maximize the cash-out and have your private lenders interest paid off.In the meantime, go to every local/regional bank/credit union and see what they can offer.

Credit union for small multifamily, then large bank business account as I scale larger?

If no one with more expertise responds with a better suggestion, I recommend you start with finding out what some local banks/credit unions have to offer.Good luck

1. most banks/ credit unions are telling me I have to wait a minimum of 6 months after closing before I can get a cash out refi..

With current LTV, the credit union says we have been approved for approx $48K.