Using home equity to finance first BRRRR

[Eric Walker]

I purchased my home for 140k with a 40k grant and a VA Loan about 6 years ago - I now owe about 90k and the home is worth about 200k according to the zillows and redfins etc. I have poor credit (620). A friend recommended a local finance company that appraised my home at 185k and is in the process of refinancing for 140k. I will get approximately 26k from the deal (6 to pay off my student loan and 20 to invest in my first BRRRR). They are nearing closing on the deal but something just doesn't sit right about it to me and im not sure what it is - anyone care to comment? I can give more details if needed - I just want to know if this sounds legit to any of you who have gone the same route.