Refi prob- have equity but no cash-flow

[Jim Jackson]

I got into a bad deal a number of years ago that put me in a whole, and also zapped my cash flow.  I have a "regular" job, so I licked my wounds & let these 3 properties gain equity- it was literally money in = money out.  Prob is I had to pay for repairs.  Now i'm dealing with banks that don't like that there's no cash flow, and aren't refinancing even though there's equity AND it MAKES them cash flow.  It also pays off the third property.  I'm in Pittsburgh and I'm ready to scream.  Oh, by the way Mr/Ms bank- if they cash flowed, I wouldn't need you.

1. 50k debt, worth 100k

2. 50k debt, worth 140k

3. 25 debt, worth 125k

I REALLY need this to happen so I can get back in the game.  Has anyone else experienced this, and can someone tell me what type of institution I should be approaching?  Or can I personally guarantee the loan?  What gives?