Mortgage rates have fully decoupled from the t-note, from the fed, from the S&P, from all of these other random indexes that do not require mortgage professionals to stay where they are.This is what is going on --> https://www.biggerpockets.com/forums/49-private-conventional-lending-discussion/topics/815627-the-i-must-think-about-refinancing-crew-missed-out-nah?

Conventional Loan How did you add value to the deal?

I bought it with conventional loan with 3.5 % downpayment.

@Giulia Mylla there are 5% down conventional options for multi family depending on your income earnings.

I am refinancing my first investment property and will appreciate if someone can tell me if I am getting a good rate or what rate should I get -Property Type - Single FamilyLoan Amount - $150kLoan Type - Conventional 30 yearsInterest Rate - 3.875%APR - 4.103%Discount Points - 1.792%Discount Amount - $2688.00

There are lots of avenues for funding but if you are starting out with the conventional residential products do some deeper research on what lender criteria are at the moment - understand their pain points. 

Most likely looking to buy/hold maybe renovate and refinance as I live there but trying to start with baby steps.1: FHA: told that sellers are not so enthused about this option and that my offer may go to the bottom of the pile if competing with multiple offers that are conventional.

Can your HML or conventional lender collect, take property back?

A conventional bank such as wells fargo may do 80 ltv at that time, I have a good local bank that does 75% ltv, title in my llc, and very competitive rates.

Once your score rebounds and underwriters see that you had a hiccup, but it's not habitual, you'll get conventional financing.