Cash out refi

[Bernard Bell]

I am an experienced real estate investor who has been buying and selling since 1998. After being downsized through my company, I primarily used my real estate to support myself through a very successful VRBO and Airbnb business. During that time, I also had 2 mortgages that were successfully modified--but as a result my credit scores have suffered and dipped to the low 600's. I recently purchased a fix and flip in Greensboro, NC for $80,000. I paid cash from my savings and have budgeted about $25,000 for repairs (new kitchen and bathrooms, new Hvac, and paint and landscaping). All in I've probably spent about $95,000 of my own money. The property is a great corner location, minutes from downtown, and is a 4 BD 4.5 bathroom property. The ARV is $135,000. I've got a GREAT renovation crew and we are about 50% complete on the renovation. I purchased the property in June of this year. I'd like to do a 12 month or less, interest only cash out refinance for 70% of the ARV. I would also consider doing a cash out refi for 100% of the renovation costs. I've either self financed all of my projects or secured traditional mortgages. Never used private money before. I had a deal with Patch of Land but once I shared with them about my loan modification, they said their underwriters would not do the deal. I've got other deals in the pipeline but want to get the first one done. I'm trying to close this deal within the next 7-10 days. Is this realistic? What kind of lenders should I be looking for? And I'm a long term relationship person vs. a one-off. Any suggestions? Thx!