It’s been established we can’t compare everyone’s answers apples to apples.

The reason being you'd be leaving a super low rate (comparatively) to then roll it over into something more expensive.My answer to your question is the same I give myself and my clients: It depends on what your situation & goals are.

Pretty much everything is negotiable in real estate.Loan Origination is how much the lender is going to make on the file (if direct lenders: this is typically a junk fee; if brokers: this is your loan officers compensation).Points: this is the cost for the rate itself (if direct lenders: this can be negotiated, as they manufacture the rate sheet with profit baked in; if brokers: the rate is the rate, you are getting bottom of the barrel pricing).Credit report/appraisal: these are the actual costs -- no money can be made.

One lender is pushing the 7/1 and the other tells me an ARM isn’t for investment properties.

Lenders - You will need a lender on your BUY step and on your REFINANCE step.

The difficulty I’ve had in running comparable is the time of year.  

Last but not least, get out there and meet investors, RE Agents, and Mortgage Lenders. 

My wife and I own a "second home" in Reno Nevada which we purchased with 10% down and were planning to purchase another one, but our lender told us that we can't get another loan for a second home within ~100 mile radius of an area where we already own a second home/primary residence.

Look for areas with job growth, population growth, and infrastructure development that can drive demand for real estate.Networking and Education: Connect with local real estate investors, agents, lenders, and other professionals to gain insights, knowledge, and potential investment opportunities.

Also, I have read that lenders don’t like loaning on properties with liens.