Where should I be looking to find a cash out refinance lender that does NOT have a seasoning period?

After you get it seasoned, refinance out of it and enjoy the cash flow. 

The last point I'll make is that on the front range, the returns and therefore cash flow is seasonal.

Have a great Holiday Season!

Any seasoned investors willing to weigh in on this, we would be very grateful.

Go ahead and start an LLC that manages your properties so it can begin the seasoning process.

. 🙂  Perhaps it’s a lower value contract for deed/land contract, or a re-performing note with very little seasoning or maybe there’s very little equity in the property.  

If the garage pays itself back in 5 years, and everything is gravy after that, I'd say absolutely do it.Also, I'm in Chicago where having a garage during the winter season has great value.

I ran into this same problem with seasoning. 

While the pass-through entity is advantageous for letting you report the entity's profits and losses on your personal tax return (Schedule E--very simple), there are potential deductions you can take advantage of come Tax Season as well.