How can I tap into my equity for investing?

[Gayle Eisner]

Hi: I own clear a rental property and have a very low payment on the one I am living in.  I have a decent credit score and some cash.  I am property "rich" and cash poor.  I supplement my income from a substitute teaching position that is on call.  The problem is that because I do not have a steady income (besides the rental) I am having a very hard time getting cash to invest.  My questions are:

How can I obtain cash from my rental property without having a job.? I continuously run into banks turning me down & costing me unnecessary stress and fees!

Banks ask for credit check and appraisal fees upfront and then deny my application for refinance, thus costing me credit "dings" and unnecessary appraisal fees.  Is this legal? What can I do to not have these costs upfront before I find out that I qualify? (or not)

Should I just get a permanent part time job to have a better chance?

Im only looking for a $100k loan to refinance my current home?

[Jimmy Moncrief]

@Josh Garner just sent you a PM