I'm looking for investor friendly agent(s) (new or seasoned) to team up with for offer submissions on SFH and  Multi-Family homes on MLS, HUD, Off-Market, ect.

But I'm just wondering to any seasoned turn key investors, how's it looking?

There are some banks that will do HELOCs on investment or owner occupant properties with no seasoning and no internal appraisal.

I also kept the units at market and asked for an 16 month lease so they came up in May/June since there is a definite moving season here.

IE small mortgage amount, seasoning, etc?

There are a few exceptions - some of the marina developments are more competitive but bear in mind these can be like ghost towns out of season.

Is there a seasoning period to refi a home to get ARV or will I only get actual sells amount.

Once you have built some equity couple years down the line, refinance out of it and get the cosigner off the loan- If you have good credit and little debt, you can even get a conventional loan at 3% down (vs 3.5% for FHA) which has cheaper PMI (vs much more expensive MIP for FHA) and is more lax in terms of regulations- Finally, if this doesn't work, you can certainly go the DSCR route/owner financing but it's not cheap/easy (Seasoned investors/pros make seller financing sound easier than it is.

Best season-Summer and the last two weeks of the month are when you will recieve the most inquiries.

First off, I'm assuming that the 12-month seasoning period of owning the home still applies if I want to use the appraised value instead of the purchase price?