I put the property I'm trying to refiance in a LLC so I could more faster in the commercial side ,but from what I'm seeing it's not the case..The local banks are telling me in order to get 75% ARV it has to be seasoned for 12 to 18 months...

I found one that did several of mine with a lower seasoning period because the property met their underwriting criteria, so its possible.

I am not sure if this even sounds feasible, but those were some initial thoughts and wanted to see what some more of the seasoned investors think. 

You also might run into title seasoning issues. 

Who are the main employers and is it seasonal or consistent?

If you are able to find one willing to lend, I'm guessing it will be at 65% LTV with a 1.3/1.4 DSCR and a 6 month seasoning.  

Lot of people taking BIG hits in this business, I'm just grateful we still have semi winter and I've had to keep someone on full time just to handle cancellations through this spring and summer season and stay on the phone all day with Air B&B and VRBO issues to get cancellation fees back.

Your LTV for a purchase will be based on appraised value, or purchase price, whichever is less.However, if your numbers (which seem odd) actually hold up, you could buy it at 75% LTV on the $60k purchase price, and then possibly do a cash-out refi at 75% LTV (based on appraised value) after six months or so (most lenders want at least 6 months of seasoning before they'll consider a refi.I say possibly for a number of reasons: Lenders are really tightening their belts right now, and the pandemic is obviously shaking up the economy and the housing market.

The snowbirds congregate in 85367, so much higher seasonality.

Avoid buying during the end of year holiday season or agree with the GC prior to starting when it needs to be done by, I just didn’t like having the property sit idle for whole month of December.3.