please please help please mortgage problem?

i am passing my deadline to refinance my home i cant afford anything really anymore and i am looking for a low intrest rate to refinance my home a mortgage company that wont rip you off like quick loans and lend america…I need to find one in sarasota florida..if you can help me i would appreciate it very much please let me know

Heloc Emergency help about my properity ???
i have commercial properity , i have buy three years ago .
about $ 22000.00 this properity have no mortgage .
i have pay by cash . properity need a lot of work about $ 40000.00 yrly tax is $ 3000.00
bank of approved about $ 60000.00 HELOC LOAN ..
properity have a same value about $ 23000.00
if i leave the properity as is it . and spent $ 60000.00 heloc for other business development is ok or not for me if do renovation on my properity . i am no think so it will be sold very quick . even on this area rent is not high after a lot of investment rent may be 500.00 per month ..

what should i do ????
Help can i use money for FOR BUSINESS $ 60000.00 or leave the properity for bank ??

thanks for reply

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