Thanks We typically like to use credit unions.

Thanks for the tip. 

Credit exceeds 830.

I appreciate the tips on looking further south and assuming existing loans and will reach out in the near future.

I have low DTI, high credit score (790+ FICO), and high amount of liquid assets.

Thanks for the great tips Michael!

@Corby Goade i deff understand a home equity loan and line of credit and would actually RATHER do then then the cash out refinance because sooner or later the Pmi will go away and my monthly payment will drop And I will keep my 3.75 rate but I will be paying more money with the holc because it’s still at a higher intrest rate then the cash out refinance 

I don't have as much info as the lender that pre-approved you, but based on the info you've provided and assuming you have decent credit, there's a good chance you can get that rate closer to 6%.

Are they asking for any other loan docs, like your credit report?

Let's compare a $250,000,0 loan today versus two years ago.In America, the average person has a credit score of around 715 you’re looking at around 6.6% on a conventional 30 year loan.