can you refinance if appraisal shows property listed on MLS since august. it was recently removed from mls

Yes.

Yes...most lenders will allow you to refinance once it is removed from the MLS...

So long as it's not currently listed, you should be able to refinance it.. If it was listed in the past 6 months, the lender could ask for a letter of explanation, but it's definitely allowable. I'm a Broker here in Scottsdale AZ and I only lend in Arizona. If you or someone you know is looking for financing options, feel free to contact me or pass along my information. William J. Acres, Lender411's number ONE lender in Arizona. 480-287-5714 WilliamAcres.com NMLS# 226347

Sure, as long as you can provide documentation the listing was cancelled. Some types of mortgages/lender don't care but you may pay more or find more limitations for that option.