With the summers off, I am looking at a seasonal business for some extra income.There is an ice cream shop that I am looking at.

I have talked about 6 or 8 lenders, every single one of them had different terms, different seasoning periods etc.

@Bryan Wilson and FHA debt consolidation refi may do the job once his title seasons.

Truth be told, I want to close and keep it for myself but the cash I've got isn't properly seasoned and the numbers don't make much sense with hard money.

You want to factor these seasonal costs into your numbers (and using real numbers for contractors in your area is ideal).

I left the meeting with 5 contacts from beginner to seasonal investors.

@John West Chances are if the house is worth 150K using a 75%LTV lender approval you can take down a loan from a conventional lender for around 112.5K on a delay refi or with a 6 month seasoning requirement.  

You don't even need to have seasoned funds as you can be 'gifted' the down payments funds by a family member.

Call as many different lenders in your area and nationwide lenders and get a feel for who will finance into a LLC and what their seasoning period is. 

The conventional guidelines do not require any seasoning, waiting, etc.