Need to understand my options

Tips and Deals Forums Home Mortgage Need to understand my options

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      Hello,
      *
      I’m just trying to understand my options, whenever I see something that might potentially help us out, I find out I don’t qualify.
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      Got our Home/loan in August of 2009,* It is a FHA loan through Bank of America,* it is not Fannie Mae or Freddie Mac.
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      My understanding I am not eligble for the following
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      Can’t do HARP:* Not Fannie or Freddie
      Can’t do FHA refi Streamline:* Did not lock down loan before June 2009
      Can’t do principal reduction through BOA:* Making payments on Time, Have a FHA
      can’t Do a refi:** No equity (Less than 5% or underwater)
      Can’t do a Loan modification:* Make a little too much
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      Any ideas where I can go/look next?
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      Bought home in August 2009,* Appraised Value 265k,* Bought at 235k,* Put 25k down so took out a loan for 210k 5.25 rate on 30 year fixed
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      July of 2012:* Tax appraised value of 199k,* Estimates between 210-225k, No Appraisal yet.* 202k on the loan
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      In a perfect world I would be able to refi at hopefully 4% or lower, I have never missed a payment in 3 years or late.
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      *

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