When to refinance?

[Hannah Joy]

Hi all, thanks in advance. I bought a property last October- 13% rehab bridge loan to purchase and renovate. Completed the reno and did a cash out refinance in June 2024 to 8% and added an ADU with the cash out. I planned to do a piggyback HELOC to have access to quick capital in case a good next deal came along but it has been a long drawn out process and right at closing they decided they needed a new appraisal. I'm rethinking my strategy. Since rates have gone down considerably, should I plan to refinance again as soon as next year? If that was the case I would let the in-process HELOC go, and shoot for a refi and HELOC at the same time next year to avoid duplicating fees. I don't really want to get into another project until next year anyway (I'm tired lol). What are your thoughts on my specific scenario, and predicted refi rates in general?