Looking for long term refi / cash our refinance

I'm in Dallas, Texas ( DFW )Does anyone know of any lenders that will refi a property at 80% or more of ARV? And/or that does it with NO seasoning period? I'm working on getting BRRRR deals up and going, and if I could find some type of portfolio lender in my area, that would be incredible!

Thank you for your help!