For the last four months, I have been looking for commercial lenders to perform a cash-out refinance on my single family investment property. Throughout the process I have consulted with several lenders at smaller banking institutions. To this point, I have had less than stellar luck, getting denied for this or that. Finally, an investor buddy of mine gave me contact info to a prominent credit union in Philadelphia. After speaking to the business relations manager I knew I was dealing with a company that wanted to do business with me. He immediately sent me an application and the ball was rolling from there. I was approved for the cash out refinance at 70% loan-to-value of my property and should closing in the coming weeks.