Just wanted to get some opinions on what you guys think about refinancing my duplex.ARV 250,000$Mortgage Balance 201,000$Currently have 30 year loan w/ 4.25% I’m seriously considering to refinance to a 20 year these are the benefits-loan at 3.35%-shave off 68,000$ in interest-shorten length of mortgage by 8 years (I’ve owned for 2)- be debt free sooner than laterThe con would be -pay an approximate extra 150$ per month-5,500$ in closing costs (the closing costs can be worked into the new loan)I cash flow the duplex right now at 550-600$/month, refinancing would still allow me to cash flow just at like 4-450$/month.

@Zoran Domazet & @Will Barnard - not an expert, but being in Florida (where sink holes are frequent) and seeing "polyurethane to fill a void" (polyurethane being an expanding foam with little load bearing capability) makes me thing that we are not taking about a small crack in the floors/walls due to foundation settling, but something more vicious.

Did bubble foam test and infrared test and found nothing from gas lines to stove , or in the gas water heaters.

When I went out to inspect, found he didn't have the energy to shave and get a hair cut either.

New windows, doors, lots more insulation and spray foam in some areas.

And shave six ways from Tuesday, guys.

And then maybe apply liquid foam insulation.

I would do the following:Improve credit score to get the best ratesBuild a strong relationship with your lender(s)Have a solid cash reserveIncrease all credit lines/limitsBut I don't think there's much he can do now, most of the above takes years to do. 

If you could shave off a point, that would certainly help with cash flow.

I keep reserves as current expenses, so there is room to shave expenses to extend the cash reserves.