Need your help on Financing/Refinancing Scenerio!

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Currently we are rehabbing homes using private money taking the profits from the rehabs and using them for a down payment on cash flowing rentals. We currently have 9 rentals and 1 primary single family homes. This put out side of Fannie Mae Freddie Mac guidelines for single family lending.
For one this process is working well but very slow and are limited to the number of homes we can rehab at a time because of the private lenders guidelines which states "We must pay cash for the home when purchasing" (Still a good problem to have!)
The second is finding a lender to finance my Tennessee properties outside conventional lending.
Does anyone know of a strategy where I can purchase single family homes with a commercial or portfolio lender use my private investors money as a down payment and refinance out of the properties in a year or so getting my private money investors funds back? We have the homes available we want to acquire, hard money for refinances, team system etc.
Summary:
$300,000 to use of private money to purchase rentals (short term)
Any suggestions or creative ideas appreciated E.G. lines of credit, shelf corps, business loans.
The bottom line is i need 18 more of these homes in the next two years.
Thanks for your help!