Rental Cash Out Refi in Portland OR

[Isaac Frost]

Does anyone have a great source for got rate, low closing costs on a cash out refi for a rental property in Portland??  

So I just went through underwriting for a refi on a rental property my wife and I own.  I'm reviewing the final loan docs and I'm concerned that we're' not getting the best deal we could be.

Here's what I'm being quoted:

Appraised value - $608k

Current loan balance - $158k

New Mortgage - $400k

Closing Costs - $15k

Rate: 4.25% at 30 year fixed

Cash After Closing - $227k

Credit Score - 805

I was expecting a rate in the 3.5-4% range and the closing costs seem very high.  Are there better options out there?  I don't want to mention the bank that I got the quote from but it's a smaller regional bank that has the same name as a really great local ice cream company : )