Dallas Refi advise with no W-2 job

[Lisa Wilson]

I have a couple of rental properties...one I paid cash...the other was my primary that i moved out of and has a lot of equity. I'm recently divorced and don't have a w-2 job nor 2 years consistent work history. I've been doing real estate investing but not for 2 years so I'm getting turned down by Fannie Freddie loans. 

How can I cash out some of this equity? And I prefer under 5% rate as it will hurt my cash flow. And as a single mom getting started in investing I need all the cash flow I can get. Also with rates so low I would really like to capitalize on these rates as i will be keeping these properties for awhile. 

And any referrals of who could help me would be greatly appreciated.

Thanks BP for all you have done to help me!