Why do I have to wait if I am only doing a rate and term refinancing.You typically need to wait six months before refinancing an investment property, even for a rate and term refinance, because lenders want to see a consistent payment history and assess the property's value over time.

My credit is still very strong and I would refinance and keep it within an LLC.Would appreciate any insight or help as it has been a very stressful time and I am looking to move quick on refinancing.

You also will not be able to see the house and no one should buy sight unseen without a history of doing it.If you are talking about Auction dot com or Xome or Hubzu, those come with a buyer's premium on top of the sale price between 5-10% and often have ghost bidders in the system so you will see it keep getting reset to hit a higher bottom.As a new(er) investor, auctions are where you go to lose money and take on excessive risk.

These include the following:Type of loanYour credit historyType of mortgageDebt-to-income (DTI) ratioLoan-to-value (LTV) ratioThe property typeEven if you have enough for the down payment, your lenders will require you to meet certain criteria before approving a home loan.

Chicago is about to make history as it becomes home to one of the largest quantum computing campuses in the world.

My advice: focus on building a strong financial foundation first save consistently, manage your credit, and educate yourself on real estate fundamentals.

Jonathan,Unlike credit cards with "Intro Rates", HELOCs are a standard banking product. 

Lowes rewards actually gives us more than a $50 tool rental credit and a flood of emails trying to hype their programs. 

And to @Jay Hinrichs's point, I see no safeguards for gators when teaching about gap funding, EMD funding, or any other tactic that they try and sell which tells you to get 0% interest credit cards and build business credit to be used to lend out.

They have zero accountability once you hand over your credit card.This is not specialized knowledge- it is free that you can find anywhere- free on social media, YouTube, bigger pockets, podcasts.