Since you bought this for $5k less than the appraised value, I don't think there would be a big enough jump in adding value where you can do a cash-out refinance, and you would likely be bringing money to the table to pay off the HELOC with a standard refinance. 

Fresno County includes quite a few mountain areas and I wonder if those are included in this chart since the chart peaks in the summer time.  

I have a mountain of emails proving what I say.  

I think you might end up leaving quite a bit of money on the table.

If you're looking to do a fix and flip - you'll need to come to the table with at least 10% towards the purchase price + closing costs.

(IRS provides tables to calculate the amount(s) based on your life expectancy each year.) 

Depending on the deal's profitability, some will only require you to bring 10% + closing costs to the closing table.

@Jedd Braunwarth Hi I was just wondering if you still do that round table meet up?

No, we would be bringing some money to the table for down payment, closing costs, etc.. 

Your insurance company may be different but here's a list to stay away from:Akitas, American Bulldogs, Beaucerons, Belgian Malinois, Caucasian Mountain Dogs, Chows, Doberman Pinschers, German Shepherds, Great Danes, Keeshonds, Mastiffs, Pit Bulls, Rottweilers, Rhodesian Ridgebacks, Staffordshire Terriers, Wolf Hybrids, or any mix or variation of these breeds, any dog with a history of bitingMost municipalities don't allow "pet fees" nor "pet rent" for a support animal.