Your cash-on-cash ROI is higher after your refi, so consider finding a lender with a lower seasoning period. 

It's real straight forward.Do you have an accountant for this upcoming tax season?

I don't have a max during the off season.

This means I sign a new contract each year between seasons, and I do not receive a W2.

Since that time we managed to partner up with a much more seasoned real estate vet that has provided invaluable insight, mentorship and fuel to the house-buying fire.NOTE FOR NEWBIES: this person that I consider a business partner, and more importantly a mentor, came directly from BiggerPockets.

I manage a 40 unit self storage facility.

Hi Monte, normally for a residential mortgage your "gap" funding (down payment, closing costs, etc etc) need a seasoning period of 30-90 days before the lenders will let you use them.

National banks (BBT, Wells, etc.) typically require 6-12 months seasoning before they will refinance.

We could only get a loan if we purchased with an LLC - this was an increased cost because with four partners we had to get a lawyer involved to help us file the LLC and operating agreementFees were a lot higher, for example, the commercial lender required an LLC doc reviewIf we can get the rehab done soon enough, we'll be able to refinance in as little as 3 months because commercial loans have much shorter seasoning requirementsOtherwise, the loan underwriting and process was very similar to a hard money lender. 9.375% rate with 2 points + some closing fees. 

I've found promising leads with SECU, and also looked into Coastal Credit Union, but I wonder if there are if there are other local portfolio lenders offering short loan seasoning periods (<6 months), or who are even potentially able to roll the rehab into the loan?