Looking to refinance. Advice?

[Lisa Montana]

Hello. Looking to refinance my mortgage and wondering if anyone can recommend banks or other lenders who might be inclined to give me a better deal than a 5/1 ARM portfolio loan on my primary residence. My goal is 4% fixed, but a 4.25% fixed with no points would significantly improve my cash on cash ROI.

I'm househacking a triplex in Bolton Hill, Baltimore. Just purchased the building on February 29, 2016. My credit scores are 779 (Equifax), 762 (Experian), 759 (TransUnion). Net worth is between 900k and 1mil--most of it in an IRA and a Roth. Because I spent 2015 traveling in Asia, was self-employed for 16 years, and my 2014 income was mostly from capital gains on the sale of an investment property, the best mortgage I could get was a 5/1 ARM with a 5% adjustable interest rate that can go up or down as much as 2.5% in 5 years.

Current mortgage lender said I could refinance once I showed 2 months of income from a full-time job along with rental income. So I’m working a full-time job with an hourly wage while renovating 2 properties: the triplex I live in and a single-family home. I’ve gone on LendingTree and discussed my situation with various lenders, but frankly, my job doesn’t leave much time to field phone calls. I’d love to refinance sooner, rather than later, so I can drop the job and be more involved in the renovations. Can anyone recommend a lender who might give me a lower rate? Thanks!