Lending Question, What is the better option

[Kenny Lincoln]

Within the next year I will be purchasing a home with my wife. We have a small amount of money saved towards the necessary down payment ($30k). I plan on utilizing equity within a rental home to get the remaining down payment needed. My credit score is around 800 at this point and a big advantage for us.

1. The moment I refinance my rental property (which can be challenging to begin with ... contacting Pen Fed), my credit score will be impacted. Should I wait to refinance my rental property until after we're pre-approved with a fixed rate mortgage? I assume this would give us the best rate possible and my credit score wouldn't be impacted until after I was pre-qualified. I'm prepared to tell the lender that we can put down $60k for the home ($30k from savings and $30k when rental is refinanced). 

Does this make sense? Looking for some feedback about the best way to proceed or if it matters at all. After the pre-qualification stage, will the lender run my credit report a second time to make certain things haven't changed?

2. Should I ask the lender if they would be interested in helping me refinance my rental property to get the remaining $30k needed? Would this help me obtain a better rate? This would put them in 1st lien position on two homes.