The refinance eligibility date sat in my bridge commitment. It saved the deal.

I care more about documents than properties, and on my first BRRRR that turned out to be the useful trait.

Small two bed house, bought at 96k, rehab budget 34k. Before I signed anything I asked the bridge lender to write into the commitment letter the date after which they'd accept a payoff without penalty, and separately I got a letter from the refinance lender stating their ownership seasoning requirement and what value they would lend against before and after that date. Two pieces of paper, one week of emails.

The rehab ran long, twelve weeks instead of eight, because the panel upgrade needed an inspection that took three weeks to schedule. Tenant in at 1,285 about a month after that. When I went to refinance, the loan officer I'd been working with had left and the new one told me their seasoning was longer than what I'd been quoted. I sent the letter. They honored it. Refi closed at 72% of a 168k appraisal, returning about 29k of the 34k I had in, and I left the rest.

Cash flow is around 210 a month after everything, which is not exciting. The point is the refinance happened on the schedule I'd planned around instead of six months later.

What I'd keep: get the seasoning definition in writing from a person whose name is on the letterhead, not from a phone call. Staff turns over and programs change, and confirm the terms again close to your actual refinance date because a letter from ten months ago is not a promise about today's program.