Refinance question for investment property
We purchased our first investment property, a 2/1 house for $80,000. We put $20,000 of our money down and financed the rest for 30 years @ 4.75% with a payment of $450. Then took out a HELOC against our primary residence for $30,000 @ 3.95% with a payment of $300. Then a personal loan of $15,000 @ 3.95% with a payment of $450. Then last, we used $20,000 on a credit card to finish. (I know, not real smart)
My question is do I refinance to consolidate everything ($145,000) to get all my money from the down payment and credit card (which is almost paid off)? The rate is 6% and closing costs of about $7,500. My payment would be about $1,100 which is $100 less than my current payments. I am trying to get my savings money of $40,000 back to continue investing but my credit score and the number of credit inquiries tanked my score so the refinance option is not great. My lender recommends to wait a few months and try again when my score goes back up but I am afraid the interest rates will continue to go up and it won't matter.