Here's a few other methods and possibilities to consider, that you may not have even thought of yet.
If you plan to sell within two years, unless you can refi with a "real" no-closing-costs loan, I wouldn't bother. There's two general rules here, and when I say "general" that's exactly what I mean. It *DOES* *NOT* *APPLY* across the board by any stretch of the imagination.
Rule 1: If refinancing will not lower your interest rate by 'at least' two percentage points,then it's probably not worth it. But it depends on the amount your refinancing. The more being refi'd, the lower change in rate that "may" be worthwhile still.
Rule 2: Generally, if it will take you more than 2 years to "realize" your closing costs on the refi with the lower payments, then it's not worth it.
Now if you plan to sell anyway within two years and need to put some money in it to "fix it up" for sale, you may want to talk with a lender about a 2 year "balloon loan". This may or may not be a secured loan. But if secured by the property, then the interest is tax deductible only if you use the loan to fix, repair or improve the property that secures the loan. A two-year balloon loan is where you make monthly interest payments "only" for two years. If secured by the property then traditionally (though not always) the interest will be lower than if you did a refi. At the end of the term the entire amount borrowed is due and payable in one lump sum. So if you're confident you could sell the house before the end of the loan term and with enough gain on the sale to pay off the balloon loan, this may be a method worth investigating. Also note that with the balloon loan method you can fully expect a representative of the lender to be present at the closing with you and the buyer so as to ensure they actually get a check for the outstanding balance of the loan.
