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I am with many of the posters that cashing out bad idea. With you stating home equity/cash out refi out of the question, how about an unsecured loan. My brother needed cash quickly to pay cash for a rental and used lightstream loans. He inputted that he was doing home improvements on his home, and they gave him 50k with a week turnaround. Rate was high but his plan was to buy the rental, fix it up and then get a traditional mortgage. Met his short term need and may do the same for you without getting gashed with unnecessary tax bill.
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