What is the max LTV I can do for a cash out refi? I want to consolidate my 1st and 2nd.

The max LTV is 80% for cash out on conventional loan amounts to $417,000. If your loan amount is $417,001 to $729,750 (where available) the max LTV is 60% for cash out. If you do a cash out refinance with an FHA loan, you will be adding mortgage insurance which I assume you are not currently paying. By refinancing with an FHA loan, you could put yourself in a worse position than what you are in now. As Lew says, subordinating the second may be beneficial, but it depends on many factors. Give me a call to discuss, I am in California and licensed in California. Gregorio Denny --WeFixRates.Com-- 800-335-6897

The max LTV would be 80% on a conventional loan and 85% LTV on an FHA loan. Also, the max on an equity line is also 80% LTV. So, if you do not have an FHA loan, you would need to adjust your numbers a bit so that you fit within guidelines. Freedom Mortgage is a National Direct Lender and funds loans in all 50 states. I would be happy to provide you with a FREE quote. Please send me an email at adennie@fmbranch.com. Thanks.

Lew's full of good advice! I couldn't have said it better myself.