I feel your pain. I am a mortgage professional in Texas. As far as refinancing, you can find a 95% LTV product but it is going to take all of your $10K to lower your loan-to-value and cover closing costs. This really isnt as hard as it sounds. I am licensed to do loans in every state except New York. If I can be of any assistance to you or answer any questions you may have please dont hesitate to ask. You can e-mail me at firstname.lastname@example.org. Good luck...
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