Looking for the best rate to refinance single family investm

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Looking for the best rate to refinance single family investment property with equity! I have investment property in Virginia Beach that has approx $100,00.00 in equity. I am looking to refinance. I am currently in a 5 year ARM that matures in Oct of 2009. I will NEVER live in this property so I am looking to keep my payments low. My credit is excellent. My current interest rate is 5.85%. Thanks Mike


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(Source: mortgagefit.com)