Houston Cash Out Refi - No 6 month seasoning period

[Hunter Byler]

I am looking for lendors or local banks in Houston, TX that will do portfolio type loans for a cash out refinance or no cash out refi without the 6 month seasoning period. Does any one have any suggestions? 

I have 2 properties that need to be refinanced off of a hardmoney loan. 

Also, is it possible to refinance out of the hardmoney loan as soon as the property is fixed up? For example. I closed on the property May 1, the house is fixed up and listed on the MLS. June 1, Would I be able to refinance to a traditional type mortgage or any other low interest mortgage to pay off hardmoney lender but be able to hold on to the property at a lower rate until it sales?