I keep hearing some version of:

"You have to wait 6 months after buying before you can refinance off the new value."

Not necessarily.

There are DSCR options where little or even no title seasoning can work and you can potentially get somewhere around 75% LTV depending on the deal/program.

But here's the part I'd actually care about:

90 days.

In a lot of situations, getting some seasoning behind the property starts opening up more options and can make the refinance a whole lot cleaner.

That's why I wouldn't just ask:

"Can I refinance with no seasoning?"

I'd ask:

What happens at day 1?

What happens at day 90?

What happens at 6 months?

Are they using my purchase price or the new appraised value?

Is my max LTV different?

Can I actually take cash out?

Those are much better questions.

Because if you bought for $150K, put $50K into it and it's now worth $300K, the entire BRRRR can change depending on which value the refinance lender recognizes.

There's a big difference between "a no-seasoning program exists" and "the no-seasoning option is actually your best loan."

Anyone recently refinance a BRRRR inside 90 days?