Till the entire file is reviewed no one can render an opinion.
Few things you may not know
Did you realize if you COULD refi your home it will cost you approx. $5K in closing costs. therefore the $5K rolls into the overall note of the mortgage you would be requesting $35K in lieu of $30K . % may not truly make since based on limited amount of cash request. $5k you would spend to refi you could apply pay off credit card debt
I am a general contractor on homes you reside in best save money then "go project by project" aka "room to room" than entire massive rehab at one time. Much easier on the purse string.
Lynn911 Dallas Realtor & Consultant, Loan Officer, Credit Repair Advisor
The Michael Group - Dallas Business Journal Top Ranked Realtors