30 Year Fixed Loans For Single Family Investment Property

I am buying 5-10 homes per month right now with cash, renovating with cash, and then doing a cash out refinance with local community banks. The terms I have been getting are competitive for community banks and I can't complain with a 10 year fixed, 20 year amortization. However..

***Always trying to improve***

Has anyone had a good experience using a "private" 30 year fixed rental loan lender / company? I am looking for:

- Minimal seasoning period since most of my renovations are done in 2-6 weeks

- Minimum 75% LTV on cash out refinance

- 30 year fixed, 30 year amortization

- Competitive rate, points, prepayment penalties 

- Ability to loan on homes with a total ARV value under $100,000

Any recommendations or referrals would be greatly appreciated. Thanks everyone!