Then you should be doing a cash out refinance and investing the proceeds.
The problem(s) is path dependency.
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Build-up of equity is very slow in the early years of the mortgage, so unless the house value has gone up substantially you can’t do this soon.
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Lenders are very negative on cash-out refinances. They charge more points, higher interest rates, and lower LTV.
Used to be that you could roll a HELOC balance into a rate-and-terms refi to effectively get cash out, but ever since 2008 they consider that a cash-out refi. -
There are costs to a refi. All-in, I suspect the costs are around 2%-3% of the new loan balance. Sure, sometimes you can roll the cost into the new loan, but that just spreads out the cost doesn’t eliminate it.