Cash Out Refinance, Minimum and fees

[Jonathan Wells]

Can anyone enlighten me if I can get a cash out refinance on a Condo purchased for $55,000 cash in DFW? 

ARV will be a solid $85,000. I'd like to pull $50,000 back out in a few months.

(I'm waiting to hear back from the HOA to confirm the owner occupancy vs investor owned demographics)

I thought I had a lender the past couple days, however they charge $5000 in originating fees regardless of a small loan amount.

What should the fees be "out the door" for a small home equity loan like this?