Lending guidance for refinance

[Luke DeLaVergne]

I'm having a difficult time finding a lender who will refinance my SFH in KY. Bought with cash, ARV $90k seeking to refi $60k. Credit score over 800.

Some lenders offer ARM and Balloon loan options, but not fixed rate. Any advice on ARMs? Good idea or not?

I’d prefer to get a 30yr fixed, but best option so far seems to be 4.87% and closing costs of $4,500 on a $60k refi. Seems high to me, but maybe these are just the new times we’re in?

Any guidance and suggestions would be helpful. FYI: I’ve called 10 different banks and credit unions. Thank you for any advice from the pros!