Do you know your current home value? For instance, if it were around $119,000 you could refinance into a standard conventional loan at 80% loan-to-value, get rid of mortgage insurance, and wrap in just about all the closing costs into the new loan. (119k X 80% = $95,000 -- your potential new loan amount). It's very realistic that the home has gone up 20% in value since 2013. The first step I would take is get an estimate of value from a local real estate agent who knows the area. Sometimes they will do this just to earn a potential future client. Their estimate could be fairly close to what you would get with a full appraisal, but at no cost. If value is around $119k, just do a standard conventional loan refinance.