Zach,
You’re welcome. I analyze mortgage situations all day long (and sometimes in my sleep) Some people have options, many don’t.

Without 20% equity you will not get rid of MIP/PMI.
Appraisals for loan purposes must be done as part of a loan application through a lender. Don’t waste money by paying for one on your own, it can’t be used for a loan. ANY appraisal is only the opinion of that appraiser.

I’ve dealt with all levels of educated people who are really confused about their situations and don’t clearly understand them. There is plenty of really bad advice out there and there is not ‘one rate’ that fits everybody.

Rates/pricing changes a bit every day and often intraday. Do you understand what you are ‘shopping around’ for ? Nobody honors yesterday’s pricing (or last weeks) unless it is higher than today’s.

I have sent you a private message. If you contact me I can explain your possible options to you.
If you qualify, you can get a NO COST loan and save $2500 +/- in interest just the first year, and tens of thousands of dollars over the life of the loan compared to what you have now.