Pay cash and Refi, or start with Mortgage?

[Xela Batchelder]

I am trying to figure out if I should offer cash, and then refinance, or get a mortgage upfront. The properties I'm looking at are not BRRRs. (I am doing that with a BRRRR, and the advantages of cash than a refi is much more obvious in that situation.) The appraised value won't probably go up much, as I won't be putting a lot of work into them. For me,+ the disadvantage would be doing only one deal at a time, but if cash to refinancing season isn't too long, that wouldn't be a huge problem. I am wondering if the advantages are no points, better interest rates, and better-negotiating power. Would I be able to get better rates long term on a refinance? Would fees and points be lower on a refinance?

Details: Properties I'm considering are in the $130,000 to $180,000 range. I probably have to use my HELOC to have enough cash (though it is about half the % of the mortgage rates I'm being offered for investment properties). The properties are SFH or Duplexes. I will not be owner occupying the properties (which seems to be causing a lot of the issues with poor rates).

Some helpful suggestions I could use - companies and suggestions for refinancing companies with great rates and short seasoning time periods, or mortgage companies with better rates for investment properties (I've been prequalified by a few, but rates are in 5.9 to 6% rage - is that high?

Thanks for any suggestions or help!

[Chris B.]

One small down side with cash then refinance is you would have a "cash-out refinance" and interest rates are about a half percent higher than a refinance and I assume that holds for new purchase financing also. If you can get enough of a discount when buying with cash, and then having to sit on the property for 6 months in some cases before you can refinance, then consider cash. Unless you get a good deal, it seems going in with financing is the option. Regarding the mortgage rate you're being offered for investment properties compared to a HELOC, I'm seeing them pretty close so shop around some more. For example, I got a cash-out refinance on an investment property recently at 3.99%. I was concurrently investigating a HELOC on my primary home and was seeing around 4.50% at the same time. What you would qualify for would depend on your situation which may be quite different than mine.