Our team (@AJ Exner and I) utilize three very specific programs that allow for cash-out refinances at 3-month seasoning.Clients of mine routinely wrap up their rehab within 30-45 days, lease the property to a tenant, and we start the refinance around 60 days into ownership.

Doing a cash-out refi is pretty routine. 

The poster is far from judgment proof, and a firm like mine would most likely go after him if the right client came along.We routinely reduce such cases to judgment and have approximately twenty years to collect on such judgments, gladly sitting on a secured lien until we decide to garnish your wages or foreclose on your house.Again, I reiterate my position: If you are risk averse, hire an attorney and get a good asset protection plan in place.

And the houses really close to campus where I invest (as I mentioned) get routinely thrashed. 

I know people who do this routinely.

I've done deals, but not in Miami so I don't know the local routines 

Isn't that quite routine? 

I live out of the country so rarely check statements; however, routinely pull my credit report.

Routine maintenance Safe Harbor.

This will save the life of the stain and should run about $1 per sf as this is part of the routine maintenance of hardwood floors.