In a perfect world the deal would go like this- pay for the property and renovations with some form of cash and cash out refi almost immediately and be on our merry way (sidenote: we DO have a bank that won't require the property to be seasoned).My predicament: We don't have $45K+ to temporarily tie up in the purchase and rehab before we refi cash out.

Hey Erick, I would say find a seasoned Rehabber and partner up volunteering your labor and part investment.

This is a great place to learn and bounce ideas off other seasoned investors. 

The only snag you may run into when you go to refinance would be time for the title to the property to season.

A smart, seasoned investor knows more about alternative creative real estate contract engineering than the lawyer, banker or an agent.

Normally seasoned agents will shy away knowing that you are looking in that price range.

Find some of the true players in that market.  

I have 12 rentals total but he is a much bigger player than myself in town.I believe he has 13 or so available for rent at the moment at the link below.www.lhpwichita.comSure I don't mind meeting.

Cash out refi (owner occupied) - if I were to obtain this financing while living in the house and then move after 6 months to a year of seasoning, I could lock in an owner occupied rate on a (future) rental property, right? 

Another point is that once you become a player in a geographical area - people bring deals to you before they come on the market since they know you are active.