The 5 year proforma by DEFINITION is based on a whole slew of assumptions about a whole host of issues in the future - national economy, local economy, interest rates, cap rates, rental rates, political and geo-political factors.

The bottom line this will not be a strategy that would meet your goal.I cannot name one national DSCR lender that currently offers less than 12 months of seasoning on cash-out refi's.

There are some good QIs right here on Bigger Pockets that operate nationally. 

Hello BiggerPockets Nation!  

This shows the city's expanding potential for both investment and homeownership.Jacksonville, being a strong market for investors, allowed investors to pay $330,000 on average for single-family rental properties, which is, according to studies, less than the national average.

Benchmark, Touchstone, First National Bank, First Citizens, First Carolina, Wake Forest Federal, and Providence ... all depending on the location and the deal.

@Devan WilsonThe nearest local lender to Oklahoma City with a physical office that has done a 203k in the past year is based out of Lawton, OK.This means that you will most likely be relying on larger national lenders for your 203k loan. 

For example, there is a large national retail lender that advertises heavily (and I am sure will have a super bowl ad later today) who regularly  will show unsophisticated buyers a great rate but then when the LE comes there are 2-3 points (which is just pre-paid interest) and high fees.

While TD Bank is a known option, other national banks like Wells Fargo and Bank of America may occasionally offer similar products, although their policies could vary.

If they do have some "uniqueness" to their profile, then a mortgage broker should be able to provide different options than a traditional, large, national bank.