Refinancing a mortgage held in another's name.

[Amy Thatcher]

My father purchased a home with a mortgage in 2005 (I had recently divorced and my finances would not enable me to secure the mortgage).  He then added me via a quitclaim with Joint Survivorship. Since that time I have made all the mortgage payments and maintained the home.  In 2010, I purchased another home for my primary residence and began renting the original home.  The home is a 3/2 and rents currently for 1500.00 (the monthly payment including P&I, insurance and taxes is 1150.).  The mortgage is a 30 year fixed at 5.75% with a remaining balance of 94k.  Conservatively, the home value is 190k.  

My father passed away 6 years ago and I have continued to pay everything as usual. I have not cleared his name from the title because I did not want to risk the bank calling the loan (it is not assumable). I would like to remove some of the equity in the home to use in another investment (I have 2 other rental properties at this point that I paid cash for and am rehabbing with the intent of refinancing. I have spoken with 3 mortgage lenders about this situation and none of them could give me direction in how to proceed. I cannot get a HELOC because I do not hold the first mortgage. Would it be a refinance even though I did finance initially? Please share your wisdom, ideas and advice on how I can best hold the rental and retrieve some of my equity to reinvest. Thank you!