Historically the highest loan to values given by lending institutions comes under FHA lending guidelines. If you have owned your property (owner occupied 1-4 units) at least one year prior to the refinance you may be able to borrow up to 85% of the value. If you do no already have an FHA loan I would approach the current lender and inquire about that option for refinancing. If your current lender does not offer FHA loans, then you would have to weigh the option of a new lender that could give you a rate and payment that makes it economically feasible to refinance, and cash out some of your equity. The economic risk is depleting the current equity, and raising the current payment for cashing out. The positive spin is that you may be able to get a better rate, lower the payment and still receive some cash. It all depends on the lender, rate and appraised value.