I want to refi my primary residence.

The property is located in Los Angeles County.

I have a first mortgage loan and a home equity line of credit under this property.  I want to refi to combine the two loans.  I would also like to cash-out to convert the garage into a studio.   I have tried 3 lenders and all 3 have said no so far.

Any advice is welcomed.  

Many Thanks!

@Chris Mason would be your best bet in LA.