This is a single family home and was originally a primary residence before turning it into an long-term rental.Some strategies I'm considering to grow my portfolio are using a HELOC/1039 tax exchange to purchase a second investment property/multi-family property or refinancing my current investment property into a conventional loan to utilize another FHA loan for a primary residence (with the idea of eventually turning that into another long-term rental).I currently have a 7% interest rate, and am considering refinancing in the coming months if/when the rates drop.

My PM company told me that is who they use for rate setting. 

if you get any new info on this let me know, it would be much appreciated. 

However most who live here are US citizens and have been for generations, although there are a number with Mexican citizenship and legal residency in the US.

It is holding me back from proceeding because of lack of money to lock in contracts.

This is the only thing holding me back from getting pre-qualified for another property. 

Short term "quick money" kinds of opportunities don't really appeal to me as I view it more as gambling.

After paying closing costs, title fees, appraisal, origination, underwriting, processing, legal and other fees, the typical refinance costs about 1.75 - 2.5% of the loan amount just in closing costs (obviously before people yell at me, this varies drastically by state, but having done loans all over the country I find this to be a pretty accurate estimate).  2) Keeping the average 2% cost in mind and the fact that people typically refinance when rates drop about .75% - 1% or more, I wanted to see if paying an extra point now when I was already paying all the closing costs to buy the rate down made sense. 1 point can get you between .5% - .625% off the rate depending on the days pricing and the coupon you are pricing. 

Feel free to PM me!

I am trying to decide between MN Property Nerds and Twin Cities Leasing for managing my long term rental in St Paul Minnesota.This is an out of state investment for me, and I also need help with tenant placement.