VA Refi?

[brutal]

Threadjack.

I've been putting off way too long some overdue remodeling and have been considering a cash out refi to fund it.

Would prefer to just cut and run to something better, but the market and life just isn't right for a move for us right now.

Kitchen $50K
master bath $8k
sub master bath $7k
windows $12k
perhaps siding $20k
back yard $8k
Misc $15K

Not interested in an equity line, in fact, I already have one I'd like to pay off as part of the refi ($20k). Something I got to do some upgrades many many years ago then a major life event fucked things up.

My conundrum is that I have yet to talk to any contractors to get estimates. Only the kitchen would be major, removing a wall, all new tile flooring. New appliances (nothing too fancy).

Baths just need new shower tile, tub/tile, vanities.

Rooms are not big.

14 or so windows, nothing fancy. This is the big push right now, so many seals gone and winter is coming (again). I could easily do these from savings, but prefer to keep that intact.

I can do a lot of the tear out and perhaps some finishing work myself with the right contractor. I am kinda picky on fit/finish.

Can I just ballpark it and go for the refi with a rough budget or do I need to have estimates in hand? I have significant equity and would be doing the cash out part for more than what I currently owe. I have stellar credit. I'm thinking in the neighborhood of +$120-140k but might be off on a rough estimate for the rooms?

Last refi I did in 2012 was a streamline rate reduction with Chase. I'm currently @3.375 fixed with 10 years remaining on a 15yr. The one before that was through a Broker that got me the Chase loan. I've been really happy with them so far, and with my credit don't really fear they will sell the note. I'd like to keep the payment similar to the 1st + HELOC, so I'm sure I'll have to up the term.

I'm a vet, but have only used the VA home loan program for our first house. Never saw much benefit from it after that.

I welcome any advice public or private.