I don't know if these are the state laws or if these are lender specific policies.Important to mention, the properties that I want to buy are in TX and I do not own these properties yet.I though it would be pretty simple for a lender to tell me what my refinance options (and costs) are if I tell them the value of the property, how much equity I currently have in it (100%) and my credit score.Am I approaching this the wrong way?

I’ve always heard the refinance discussed as a mortgage - but I’m wondering why not a Home Equity line of credit instead?

How will this impact our credit?

Our credit is pretty much perfect as well. 

we have prepared detail business plans, we also have proper income statements from last two years and have good credit history. 

Try Credit Unions, local and national banks.  

@Frantz Joseph Local credit unions will give you the best rates on these

1) Previously 50% utilization on each credit card (not aggregate of all cards) is now 30% to have an impact on score2) They now look at "payment acceleration" meaning paying the minimums every month is looked down upon..

I have, however, done some casual searching online for local credit unions, and have found at least a small handful that will lend higher than 85% LTV (with less favorable terms, obviously).

The sponsor argues that they get credit for bringing the millions of financing their reputations allows them to secure to get the project done.