if i have an arm and am underwater on my mortgage what should i do
There should be a few options available to you...1) The HARP Program....Did you complete your last financing prior to may of 2009 and is your mortgage with either Fannie or Freddie? you can go to their websiteswww.fanniemae.com or www.freddiemac.com to see if either holds your mortgage(assuming your loan...

DO rates have anything to do with the health of the real estae market?
to answer your question...Hesam....NO....rates will not go down if the real estate market improves....Actually it is the opposite....They historically go up....they are not directly tied to the real estate market..but the economy tends to be their driving force....as the real estate market improves....so does the economy...and...

what is the average time for closing, from approval to move in?
30 days normal turn times...But with right lender that can be pushed to 21 days....I would recommend calling a local lender(in Madison)..I am One...you can reach me at 608.227.2002. I can tell you what you need to get set to get a quick closing.Rob Miller

If i check my credit for free and then a lender pulls my credit will it hurt my fico score?
It will not really affect yur credit...the free credit pull is a soft credit pull...it doesnt pull your true scores. IE you go to freecreditreport.com or credit karma. Truly the max your credit inquiries will ever effect your score is around 10% of your total. score... Do not listen to other that tell you to not go...

Can I refinance with cash out at 85% loan to value?
Jed is absolutely correct...Great answer....The best thought to find out the value of your property is to contact a realtor and have them do a market analysis of your home...IE what they would list it and what you can expect ot get if you sold it.... They normally dont do this just because(normally they are expecting...

Can I refi equity lines on my rental prop with 90% LTV
conventionally speaking you cannot refinance Investment properties with only 10% equity....There may be hard money lenders who would be willing to refinance you....I would alos check with WELLS directly...since they service your loan....