primary residence vs investment property refinance Q...

[Michael Phillips]

Hello everyone,

I have a duplex in LA country that I purchased with a BOA loan as a primary residence.  After an extensive remodel I realized I could rent the unit I was in for more than I would pay to rent a unit for myself in another part of town and moved out.  Given the rate environment (I am at 4.25% for 30 yr fixed jumbo $695k remaining with estimated house value around $1.15m) I am interested in in doing a cash out refinance.  

My question is if I should move back in (the upstairs unit is opening soon) to be able to get a residential rate as I am unsure what the rate would be as a loan for an investment property.

Still very new to all of this and apologies for missing any obvious answers here.  Any and all help is appreciated!

Best,

~Michael