Was the HELOC, equity loan withdrawn at the same time as the primary mortgage?
The sad thing about mortgages is that you need 12 month mortgage payment history
with no late payments past 30 days for most federally backed mortgage refinance programs.
We could, to get away from the HELOC look at combining the two mortgages under
an FHA mortgage or VA mortgage, these options are great for little to no equity in your home.
VA primary mortgages, pending if yourself or your husband served in our military forces, would
be available as well to combine the two mortgages up-to 100% of the Loan to Value of the home.
FHA has MIP or mortgage insurance, but allows the appraisal value to come in at 97.5% LTV.
The market has improved. Appraised values from 2008 are no longer accurate.
Today's market has seen an upswing in home sales. In most cases, sales prices
on homes have increased. Sales in the last 6 months are relevant towards your home value.
I suggest looking into a no cost, no obligation evaluation of your current mortgage situation.