.- I want to re-fi the single family home because I bought it when rates were higher and my credit is now quite good.- Can I call the single family my primary residence on the refi EVEN if I am NOT living there at the moment?

I would say yes, so long as the property that your are going to do a re-fi on an take equity out of can still service the debt.  

@Colleen F. I

Senper Fi, AB

Saves us from doing a bunch of cash out re-fi's or LOC's.  

Hi @Sherry F. ,I

@Luther Smith sounds like a re-fi is a very good option from what you've stated 

So, HELOC is likely not an option, and re-fi is likely not an option (if you don't have equity, none of this matters).

Does anyone know of a commercial lender in MA that will let you cash out re-fi with 100% of what the current market value of the home is?

The property is not under contract, so I'm hopeful that I still have a shot but will not go above the price that works for my numbers.The property is cheap enough so my plan is to do a cash deal and then re-fi out once I rehab and the title seasons.My #'s have it cash-flowing at 265/mo. (2bd 1ba - could potentially be a 3bd which would be a huge win).Thanks in advance!