Cash out Refi or Line of credit on a $50K investment property....

[Lincoln Coverdale]

I am looking for advice on either getting a cash out refi or line of credit on a SFR investment property that I own out right and have 1 year rental history. The house appraised for $65,000 last year and I am only looking for $40K-$50K cash out. I have searched the forums and contacted 10+ lenders both residential and commercial without success. Any help would be appreciated.

Thanks

LC