Average closing costs on a cash out refinance ??

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I recently started the cash out refinance on my first investment property. All in at 40K. Not the best neighborhood so the ARV isn’t what I had hoped. Still I am hoping to get most of my money back out of the house. I received all the docs from my mortgage broker with the cash out estimate at 49K ....closing costs were at 5K which includes all fees. Even the appraisal fee is wrapped in. I thought it was on the high side. It’s supposed to be 3-6% of the financed amount. Just looking for feedback on this and what you have found to be the average costs. When I asked my broker about it he said banks don’t like to lend on these types of properties so the fees are higher. My credit score is 815 so that’s a non issue. Not sure if I should keep looking ?? Any feedback is appreciated!!!