Thank you for your response. To clarify:
I have contacted many big lenders but the guidelines vary and I am not having success so far.
No issue with approval from the board.
Loan to value will work on refinance or HELOC with up to $50,000 cash out / credit line
Only hurdle is finding a company whose guidelines will fit this situation.
It makes sense to me to go local.
Do you know of a particular local lender or lenders that would do this?