Commercial Loan Cash Refi-Over DTI

Ive crossed the debt to income ratio (now at 60%). The only debt I have is my own residence and a few rental properties. What pushed me over was a 40k heloc I just took out on my primary residence. I spoke a few commercial departments of portfolio lenders about how to get around this and they advised an llc. The info they couldn't provide is how long the process will take to get approval for a cash out refi after my initial purchase and rehab. How are investors purchasing with cash(hard money) and refi'ing after 6 months not knowing if the lender will approve the loan until after they run their #s and get an appraisal? This is a 3 unit I'm looking at. Thanks