Need better Cashout refinance options

[Yuvaraj Vimawala]

I am a local investor in Austin area and implement the BRRR strategy. I use conventional brokers in the area to find a cashout refinance option. I am really tired of spending thousands of dollars on appraisals, surveys and title policies (that protect lender only). Not to mention hundreds of dollars in miscelllaneous fees - attorney, recording, tax, credit cert. The brokers always "estimate" fees in good faith, and they never turn out to be lesser actually. I also see so many title endorsements ordered on the policy. When I challenge any of the fees, I get bounced around between broker, lender, title company, survey, or appraisal company. I also spend about 6-8 weeks for each refinance and provide tons of documentation. Is there any better option out there for quick cashout refinance or line of credit based on my portfolio?