Is a HELOC the best move?

I'm not saying impossible, but your current credit scores are going to make things difficult for you getting a 2nd mortgage (HELOC). If you can improve your scores a bit, your odds will go up greatly. I lend in MN IA ND SD and WI. Find me at https://mortgage-rochester.net/ | Cambria Mortgage | NMLS 274132

30k sounds very high for closing costs ...ask your lender if you can consider taking a higher rate in order to lower the closing costs 2) see if you can borrower againset any retirement accounts you have 3) family loan 4) personal loan 5) contact the bank you bank at 6) contact the smaller credit unions and bank in your area for options

With that score you will not find a lender to do a HELOC. You can do a cash out refi up to 80% loan to value. Rates should be Mid to upper 5's. I lend in CA, FL, IL, GA, NC, SC, & TN for residential loans. We can go down to 500 scores for VA & FHA. Barclay Butler. NMLS 225269.www.barclaybutlerfinancial.com

With that score you will not find a lender to do a HELOC. $30,000 in closing costs seems very high. Depending on which state you live in and what the loan size is your costs should be between $1000 - $10,000. You can do a cash out refi up to 80% loan to value. Rates should be Mid to upper 5's. I lend in CA, FL, IL, GA, NC, SC, & TN for residential loans. We can go down to 500 scores for VA & FHA. Barclay Butler. NMLS 225269.www.barclaybutlerfinancial.com