I've found that Louisville offers some nice pockets.  

If its home that went through a remodel, typically there is not any sort of warranty and you will still experience some work orders come in.Either way, great option for some investors and currently there are still some deals out there that you can walk into equity with, which is typically why you'd want a non-turnkey property. builder warranties are for 1 year typically.. 

Some will do but they tend to be far and few in between and the terms are not very desirable at all.Another options is to take down the properties with a bridge loan. 

episode of bigger pockets, but I can't seem to find the episode now. 

And I have sent an email to Connect Invest asking for referrals of those from Bigger Pockets that have invested to speak with them.

We have full time professional jobs and children so getting into heavy rehab or flipping is not an option.

Have you leveraged lines of credit, private lenders, portfolio loans, or other creative financing options?

Then when I exercised the option within a few months.

For example I use RentRedi and offer that as one of the options for my tenants to pay rent.

If you're doing a rate and term refinance, there's typically not a seasoning period but again it's common for lenders to require it be rented first.If you're doing a DSCR cash out refi, it may not need to be rented first but you're probably paying a higher rate.Your best option is to call a loan broker you trust and go through the options based on your current situation.