Conventional mortgage refi HELP!

[Jeff Lamour]

I have a 4 family investment property that has a very high interest rate (7%+) that I have been trying to refinance for the last year or so. Straight refi for a lower rate (no cash out, etc). Given the lower rate environment now, I would have thought this should have been easier, even if I pay up for an investors rate. I originally put 20% down when buying years ago. Unfortunately, with limited comps in the area and property values moved against me (purchasing at peek values - my first purchase), my LTV is now closer to 85/90 depending on the appraisal. Cash flows are strong enough to cover the mortgage and other basic expenses but with $300k mortgage, saving a percentage point or two can go a long way. Any options for a refi without have to bring cash to the table? Thanks! Investor in Fairfield County, CT