We have a high end market that's primarily seasonal in terms of rentals on the eastern side of the county including the beaches (ie Rehoboth, Lewes, Bethany). 

I'm not experienced with this, but have one simple goal - to do a cash-out refi on four properties (three MFR, one SFR) to recover my personal funds used to improve them, all of which I have owned for 5-ish years (no seasoning issues).Debt to income is great, credit is exceptional... there are none of those issues.Thanks in advance for your feedback!

@Andrew, no matter the season or situation- buy for the right price.

The vacation rental business was very seasonal and doesn’t quite cover the costs of the property.

It's definitely competitive, but for those of us who have off-market deal flow there are other options, but those deals are better for seasoned investors and cash or cash-adjacent buyers.

With my income being kind of low at the moment, I am understanding that it may be possible to include 75% of the gross income towards qualifying for a mortgage.I wonder if I can find a limited partner for the down payment cash or perhaps some kind of secondary financing, then refinance the property as soon as it is seasoned.

I know with most deals that I’ve done, a HELOC on just the equity would not be enough to pay off the loan used to acquire the property.Third, it’s common for lenders that do HELOCs to have a seasoning period.

It's more of a total use during peak season concern.

This conversation pairs nicely with, "We'll also be popping by 4x a year for seasonal maintenance checkups" and any other best practice you want to incorporate.In the final analysis most landlords are not professional nor are they skilled. 

I am willing to help whoever helps me to find deals for you just so I can get practice and be more seasoned when I start searching to buy a house in a year or 2.