I am looking for the best cash out refi loan possible.

[Hunter Nall]

I purchased a lake front property here in Texas for $115,000 cash. I've spent around $70k cash as well improving the property to be a short term rental as well as possible secondary home for my family. My local bank is only offering a 70/30 loan with pretty high rates. I just found a really good comp so I'm hoping my ARV is higher than initally thought. My goal is to pull out as much cash out of this deal as possible so I can move to next project. Looking to get ARV of around $250K. Any thoughts or ideas?