In my case I also kept many properties without a mortgage for a while as prices were rising and refinanced later.

Your credit score must be at least 620 or 640, depending on the lender.Your maximum debt-to-income ratio can only be 41% to 45%You need a down payment (or home equity if you are refinancing) of 3.5% or more.

Your analysis of how long it would take for the cash flow to equal the refinanced $113k is exactly how to look at this...but you stopped there. 

I borrowed from bank of mom for my first house then refinanced her out within a year after I raised the value of the property from 250-300.

Unfortunately, we can't occupy it until it is refinanced as the licensing process in Ft.

Converted basements to a second unit, then refinanced the duplexes with a conventional lender after renters were in place. 

We plan on refinancing with a portfolio loan because the seasoning period with our bank is 6 months and we do not want to wait.

I just want to be confident in who i am hiring Another thing is the refinance any advice on refinancing , what banks should i use?

That one is done and on the market for rent, refinancing soon, a drastically different experience from my first.

I've done improvements to my multifamily and I am looking to refi. Loan officer is asking for the value of the property. How can I give him an accurate price with going over or under the value of the home?