Then he offers to fund half of the $91k so I can trust him and will give me 10% then 12%.

Thank you I can send you some referrals in Ohio.

Knowing this company I can see them doing this. 

I can help you.  

I can rent my current unit for 3500/month.

I purchased the investment property in May and was told that I have to wait 6 payments before I can refinance.

@Rachel Seymour-NewtonIf you want to buy off-market deals network with wholesalers and agents in your market that source the deals you are looking for so you can get access to those opportunities.

You can find deals but they often need a lot of repairs/renovations, and depending on your skill and/or team, it might make these viable options or properties you want to avoid.

Now, that said, if you can add a bedroom within the existing floor plan or a basement bathroom those are usually very good for higher ARV, rents and refi.

IF, and should be only IF, the above does not work for you then you can do a debt service coverage ratio loan that will not do any of the above.