Purchased 2 properties, need help refinancing

[David Chappell]

Hi everyone! I hope the info below is enough to get started. I got tired of reading and took action, found a second deal a little quicker than I thought now I am trying to find out the best way to get the cash back and start again! Thank you so much for the help everyone.

Your goals and story: I have two properties. Property 1 purchased on 6/11/20 and Property 2 will be closed in the next few weeks hopefully. I have 2 main goal. For #2, I hope to refinance that as quick as possible to pay the hard money lender back their 80%. For that property I have applied for an loan at regions that will pay 70% LTV with no closing costs and a 15 yr term with zero seasoning requirements at around 6%. Since there are no closing costs, I was thinking I get that loan to pay the HML loan back and then refinance again once it hits the 6 month mark and I am able to get a 30yr term at 75% of ARV. The strategy is to have the longest terms possible on all my properties to maximize cash flow.

For property #1, that was funded using my HELOC which I can make interest only payments on. I was thinking I could wait the 6 moths for that to fully season and get a 30yr 75% LTV loan and get all of my cash back. But that means I wouldnt have cash to purchase another property for another 5 months or so. I guess another option would be to repeat the same Regions Bank refi on this property as well to free the cash up to make another purchase and then refi again in December.

I have looked into commercial lending and these properties wont cash flow very much using the 15/20 yr terms they offer, or at least the ones I have spoke to.

The overall goal is to pay cash (from HELOC) for properties and then refi them into 30 yrs for as close to ARV as possible and as fast as possible :) I know it's a tall order in this climate. BUT, with all of that said, am I going about this the right way?

Type of property: 2 SFHs

Location of property: Birmingham, AL

Purpose of financing: rate/term refinance, possible cash out refi

Type of financing sought: fannie/freddie, 30 yr rate term refi

Current or prior ownership of real estate: currently own 1 primary residence and 1 investment SFH, closing on 2nd investment SFH in the next 30 days

Occupancy: investment with soon to be traditional long term leases

Value of property at present and/or your offer price: Property 1: $63,500 purchase price + $14k rehab costs (not included as a line item on settlement statement) Property 2: $105k purchase price + $5k rehab costs (added as line item on settlement statement)

After repair value: Property 1: $115k Property 2: $145k

Anticipated or actual appraisal issues: none hopefully

Current rents per month: TBD for both properties

Fair market rents per month: Property 1: $1k Property 2: $1400

Down payment or equity: Property 1: paid for property + rehab using funds from HELOC on primary residence. Property 2: hard money loan (7 month interest only) for 80% of property, down payment + rehab paid for with funds from HELOC on primary residence.

Source of down payment funds, if applicable: see above

Income Source: Salaried/hourly W2

Gross monthly income (optional): $12k

Monthly debt obligations appearing on credit report, plus (if applicable) personal rent and alimony/child support/etc: $2k

FICO: 760+

Credit issues: none

Additional details: