In a traditional refinance, you replace your existing mortgage with a new one for the same balance but with a lower interest rate or lower term or both.
Any lender wanting to do cash out refinancing would want some equity to be still present in the house. Given the tightening of the banking regulations after the Great Financial Crisis; you can get a new loan for maximum 80% of your appraised value.
Pros of a Cash Out RefinanceInterest Rate: Given that we have been in a secular downward trend with respect to interest rates; it is quite possible that the current interest rate would be lower that your prior rate.