I talk to many people who have gone through foreclosure or short sale on a 2nd home or investment property and they don't think they can refinance their primary residence till 7 years after foreclosure. That is a general rule by Fannie Mae and Freddie Mac but there are some great portfolio loan programs that can help you lower that rate and payment even after foreclosure or short sale. The best one that I have seen is a 7/1 ARM loan that has a minimum loan amount requirement of at least $300,000. The current rates that I have seen on this program are around 4.75 percent (4.88 percent APR) with a good credit score. The 5/1 ARM is even lower! If you are looking to refinance after foreclosure or short sale you don't have to wait that long. I have done one recently that was 6 months after foreclosure. Contact us and see if you qualify!