Your search . . .
may be futile. 780 FICO, 40% LTV, straight refi for a lower rate = no results with three local banks. Being self-employed is like having the plague around here and that's having been in business for over 10 years . . . your "move" from FL might make it a little more difficult. They will not add back ordinary things like home office expenses, or truck expenses. If you get a loan, I'd like to know who you went through so that I may try them.
Good luck in your search.
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