Looking for advice. I want to finance a small property. BRRR

[Tyler D.]

I have a house I bought last year for 40k, and want to pull the cash out so I can put it into other investments. 

The two issues I have been having are:

1) The closing costs are so high that it seems not worth it to pull ou the money - To pull 30k out of my 40k house, I'd have to pay several thousand in closing costs, which is a huge portion of the overall value. I'd be interested in a no closing cost loan, to avoid this if possible. I saw US Bank has one, but it doesn't apply to investment properties.

2) Some banks flat out won't do a loan on my property because it's too small. I've heard about going to smaller local banks, but I'd need one that can also do one without closing costs or very low closing costs.

What are your thoughts? People who have BRRR'd with smaller properties, what method did you use to get your cash out?