Rental Re-FI cash out on SFR below $50k value?

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Anyone know of lenders that do cash out re-fi on lower value properties?  

We can achieve great cap rates on properties that are in the 40-65k range, but notice most portfolio lenders don't go below a loan value of 50k typically (meaning total property value needs to be 72k and up). 

Would love any advice on connecting with lenders that would say cash out a 45-50k value property with a renter at 700 after some seasoning period.