Looking for NOO cash out refi | non conforming, Alt A, Private ?

[Marques J.]

Hello,

I have a free and clear property in a high quality Ohio location. I have owned it since May 2016. It is tenanted and performing very well. Just found out my conventional refi is dead. My foreclosure seasoned off my credit but what I didn't know is it is still about 6 months shy of 7 years. So I have been looking for some alternatives that have manageable interest rates and terms.

Does anyone know any options that can handle a 6.5 year seasoned foreclosure and will do a cashout refi with "decent" rates on a NOO, owned since may 2016. I know I am not going to get a 4.5 percent but 9-12 is also not an option when I only have 6 months to wait for conventional. I would like to refi on appraisal of course but purchase costs and rehab could work.

Any leads or advice would be greatly appreciated. Currently I have talked with Lima One and Mofin loans.  I have a few others I could blanket but I do not have 5 properties.

I will entertain ARM, 30 year, I/O, commercial, residential. I plan on refi'ing so I can get some more MRR via rentals. Business purposes.