Best refinance parameters

[Jeremy Clark]

Hi everyone. Here is my scenario. I purchased a SFH and have a total of $120k into the property using some personal funds and and hard money. The property appraised for $180k. I would like to refinance and pull 35-40k out to fund my next fix and flip. Are there any lenders who will do this? Or will most only lend up to a certain amount? I was going to sell the property but havent received a good offer so I'm looking for another strategy.