Advice for refinance options

[Jess Jones]

Hey all. I'm new to real estate investing and am looking to purchase my first BRRRR in the next couple months. I'm pre-approved through a local bank that has a line of credit designed specifically for these type of investment properties. They're familiar with this value-add method and can do the refinance in-house with no seasoning period. However, the only two options they have for the long-term loans are 5 year balloon loans or 3-5 year arm loans. There's no option for a fixed-rate mortgage, at least through them with this method of refinancing. My question is, is it possible to refinance with a 30 year fixed rate mortgage, and should I be looking elsewhere for the cash-out refi with a fixed rate if this local bank can't offer that? I've heard that at least a 6 month seasoning period is required by most, and it's a huge advantage that this bank doesn't have that in terms of speeding up the process overall. I would love some experienced advice about the refi. Numbers might work with the current interest rate when I run it through the BRRRR calculator, but if interest rates keep rising and I'm on an arm loan, 10 years from now that could really eat into my cashflow and I have no way to predict that. I'm not a fan of a balloon loan period, so don't really want to go with that option. Thanks in advance!

[Ron Brady]

@Jess Jones

Got it on your details that make things different. 

What I think we'd do given your options is, assuming the loan costs for both are the same, we'd take the ARM that has been offered and plan to refinance to a 30-yr fixed within 6 months. Some lenders will have some limits on their 30-yr fixed offerings, i.e. limits on what or when they can refinance, but we've found that banks are relatively easy to get 30-yr fixeds from these days. It may take a little shopping, but I think you should be able to find a lender.

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