Hi, Good luck to your refinance. If your home is in California, perhaps I can help you. I am a real estate agent who specialize in mortgages. Good news is that based on your scenario, you should be able to get a rate much better than 6.5%. However, given your LTV is about 86%, having a extremely low rate may need some luck. Anyway, instead of quoting you a rate right now, I'd like to get more information from you so I can give you some advice and help you with the best rate. Please contact me at: dreamhomes88@yahoo.com Thanks and have a nice day. Sincerely, Richard