What state are you in? Unfortnately for cash out refi’s, you can usually only pull out 90% which would only give you about $20K BEFORE closing costs… so it would probably only net you with about $15K…
The majority of companies out there will limit you to 90-95% cash out refi, however I have one that will do it up to 100%. It does depend on which state you are in however. Let me know if I can be of any help.