Investment rates for conventional loans

[Justin Owens]

Short question: What is the normal spread between primary residence mortgage rates and investment rates? Are there more fees with investment properties vs primary residences?

Background: we purchased 2 BRRRR properties (Mesa, Arizona and San Tan Valley, AZ) via a HELOC in February and are trying to refinance. Of course the HELOC rate is much lower than the 5.5% we are being quoted by the lender doing the refi. I see primary residence loans in the high 3% and low 4% range with no fees. I am paying about $3k per property in fees and closing costs (not prepaids). I am just trying to make sure this is what it costs for investment properties. One loan would be about $65k and the other would be about $90k. I get smaller loans cost more than larger amounts but this much?

I shopped around long and hard to find someone who could refi before the 6 month seasoning period was done. He is doing it under the delayed financing exception and we should be able to get back 100% of purchase price plus closing costs. (Rehab on one property was minor $5k and sweat equity, nothing on the other). I am wondering should I float the funds on the HELOC through the 6 month or even 12 before I try and maybe it will cost less or just bite the bullet now to lock in permanent financing.

Is there a site where we can find investment property rates like bankrate.com where we can find rates for refi's for conventional loans on investment properties?

Any advice is appreciated here.