Since you are a seasoned stock investor, then I'm sure you will agree with the following phrase: "Timing the market does not work, but, Time In the market makes all the difference in the world!

If you are looking to refinance with a rate and term or non-qm option you may be looking at around 6 month season.

I'd like to list ASAP so as not to miss peak summer season. 

The high season is May/June/July/Oct.  

I'd find a lender that can do deals with brand new companies and do not require seasoning, if you choose to go that route. 

I'm not opposed to a rip and replace on this system someday, but I'm in a scramble to get things ready for this season and just need to update what's in place.

I really appreciate your response and when I read my 1st response back I think I was a little abrasive (sorry) 1 thing about covered CA is age, those us that are a little more (ummm) seasoned pay more lol.Its funny because I've got friends that weren't trying to be investors and got lucky on the buy, rode high appreciation & bounced with $ to another state.

That means a lot coming from a seasoned investor as yourself.

But how do you project annual occupancy with a few month sample especially if the market has seasonal fluctuations?  

Our kitchen is fully stocked with about 50 spices and seasonings.