Small mortgage refi problems

[Casey Randall Lenz]

Not sure what section to put this in. 

Anyways, I have 37,000 left owed on my 10acres and home, which just appraised at 83,000. My interest rate is 6% adjustable to 14%. I would like to refinance the 37,000 with a fixed interest rate, and also get a lower payment, which would make some room for some other investment ideas I have going on. But it seems nobody wants to refinance this amount.  As soon as you say 37, they immediately are  uninterested. I have considered pulling all the equity out, refinancing the whole amount, about 64,000, giving me somewhere around 25,000 equity, and putting that towards my other ideas, but in the state of Texas you are not allowed to have Ag Exemptions when you cash out a refi, meaning I would have to cancel my ag exemptions on my acreage, which costs me thousands of dollars and raises my property taxes tremendously. Local banks want 8-10% interest.  Really don't know what to do here. It's holding up a lot of other ideas i'm trying to jump on though. Suggestions?