There are limited exemptions such as if you inherited the property where it would be allowed.There are technical means to navigate the 90 day rule but your best bet by far is to talk to the lender and let them know the situation and ask for their direct guidance.  

There are HELOANS - at that juncture, your best bet is to evaluate what is called the blended rate and compare that to an entire new first lien (cash out).

In an area like Austin, I am betting you can find some great stuff for little cash.

Hahaha I'd bet anyone under 40 doesn't even know what that is :D OK.

(And then any state implications)Given this isn't pennies we're talking about- working with a qualified professional to help mitigate the tax would be your best bet. 

@Danielle B. as already stated, you should invest in real estate, not bet on government funding.Interesting article reviewing what Trump did to HUD during his last term:https://www.housingwire.com/articles/what-trump-budget-reque...

Investors can't predict the FED, economic outlook, and future rates cuts (100% correct) so it's sort of a bet you think rates won't come down (free refinance opportunity). 

If only tax expertise is what you need, an EA or a CPA with a tax specialty is your best bet. 

Best bet is to try local and credit unions, possibly may have some programs for better rates.

Negotiate closer to $170K with creative financing is your best bet.