I will not be able to do a cashout refi with a conventional lender for 12 months, and although Fannie and Freddie require a 12 month seasoning period for cashout refi's, it seems most convetional lenders, even in a straight out refinance (with no cash out) require 12 months as a policy.Does anyone have any recommendations for long term lenders that will balloon me out on a long term loan?

It has happened for hundreds of years, and will continue to happen, as long as there are boom and bust cycles.

Long term rental comps on average, when you pencil it out, will be at a loss in the $100-500 range in my experience.

I'm curious if there is a demand for smaller short term loans.

I'd imagine you can get much better rates even if you go with a no PPP as long as you have good credit score...

I'm giving myself a year to learn all I can and save up a down payment for my first long-term rental in my local area.

Our inventory is so tight, that the market does not give a discount for condition and without that whats the point of a serveral months long rehab project if you don't create equity.

As a lender, I look at rate sheets and loan estimates literally all day long and for the longest time when rates were stable or declining it made little to no sense to pay points. 

These lists come up all the time with long term top of the market, etc etc and it changes every 6 months.

I had 3 different long term tenants in this unit over last 13 years, never had any issues.