Investment Property Refinance
Refinance Built for Investors.
Rate & Term. Cash-Out. Portfolio Repositioning.
Refinancing an investment property is not the same as refinancing a primary residence. The underwriting is different. The documentation requirements are different. The programs are different. 28 years of experience means I know how to structure it.
Programs
Refinance Programs
Rate & Term Refinance
Replacing existing investment property debt with a new loan at a better rate, better term, or improved structure. No equity is pulled — the goal is improving the debt, not accessing cash.
Lowering the interest rate on an existing investment property
Converting from an adjustable rate to a fixed rate
Shortening the loan term to build equity faster
Removing a co-borrower or restructuring ownership
Cash-Out Refinance
Accessing equity in an investment property by refinancing into a larger loan. The difference between the new loan and the existing balance is paid out in cash — available for acquisitions, improvements, or portfolio expansion.
Funding the down payment on a new acquisition
Financing improvements to increase property value or rents
Consolidating higher-rate debt across multiple properties
Accessing capital without selling the asset
DSCR Refinance
Refinancing an investment property using a Debt Service Coverage Ratio program — underwritten on the property's rental income, not the borrower's personal income. Available for both rate-and-term and cash-out transactions.
Self-employed investors with complex income
Investors who prefer to keep investment financing separate from personal income
Properties with strong rental income relative to debt service
Borrowers who don't qualify under conventional income documentation
Portfolio Refinance
Refinancing multiple investment properties under a single loan structure. Simplifies debt management, can improve overall terms, and frees up individual property equity.
Investors with multiple single-family rentals
Consolidating several loans into one payment
Improving terms across a portfolio simultaneously
Accessing equity across multiple properties at once
Decision Framework
When Refinancing Makes Sense.
Not every refinance makes financial sense. These are the situations where it typically does — and what to consider in each.
Rates Have Dropped
If current rates are meaningfully lower than your existing rate, refinancing can reduce your monthly payment and improve cash flow. The break-even point — how long it takes to recoup closing costs through lower payments — determines whether it makes sense.
You Have Equity to Deploy
If your property has appreciated or you've paid down the loan, a cash-out refinance can unlock that equity for a new acquisition or improvement without selling the asset.
Your Rate is Adjustable
If you're in an adjustable-rate loan and rates are rising — or you want payment certainty — converting to a fixed rate eliminates that exposure.
Your Debt Structure Needs Work
Multiple loans at different rates, terms, and lenders creates complexity. Consolidating or restructuring can simplify management and improve overall terms.
Your Income Documentation Has Changed
If you originally financed under one documentation type and your situation has changed — or you've found a program that fits better — refinancing into the right program can improve terms and flexibility.
Underwriting
What Lenders Look At.
Investment property refinance underwriting focuses on the property, the existing debt, and the borrower's profile. Understanding what matters — and how to position it — is where experience makes a difference.
Current LTV
The ratio of the new loan to the property's current value. Investment property refinances typically require more equity than owner-occupied. LTV limits vary by program and property type.
Property Performance
For income-producing properties, the rental income and operating expenses matter. DSCR programs underwrite entirely on the property's income relative to the proposed debt service.
Seasoning
How long you've owned the property and how long the current loan has been in place. Some programs have seasoning requirements — particularly for cash-out refinances.
Documentation Type
Conventional, bank statement, DSCR, or asset-based — the documentation approach determines which programs are available and how the deal is structured.
Reserves
Post-closing reserves — liquid assets available after the transaction closes. Requirements vary by program and number of financed properties.
FAQ
Common Questions.
Get Started
Tell Me About the Property.
Describe the property, the existing loan, and what you're trying to accomplish. I'll review it and come back with a clear picture of what programs are available and whether refinancing makes financial sense.
Ready to discuss a refinance?