I need to get a loan for a home improvement. What is the best route?
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Paying off Mechanics Liens in Texas is this considered Texas cashout
Usually the Mechanics Liens are for construction liens or for builders, and these do not fall under the Texas A6 Cashout rules in Texas and would be treated as any other refinance. Usually there is a bump to pricing of a Texas Cash-out- - so you should be able to get a little better rate.

Is there an advantage to "floating" my rate at this point before locking
All the answers below are giving good advice. However always remember that by floating, you are absorbing the risk of rates going higher. Some lenders offer a lock today, and free Floatdown option if rates do drop prior to your closing... It gives you the best of both worlds. You " put a lid on it... Yet might get a...

LTV needed to refi?
Unfortunately, cash out loans in the State of Texas fall under the Texas Home Equity Loans laws and are limited to 80% of the appraised value. However, if the intent of the "cashout" is to make home improvements, you might try a local bank that can do a second lien for home improvement purposes. The main...

how long are va loan closing times typically?
Most lenders can close a VA loan in less than 30 days. It can be as little as 15 days (with quick processing and a fast turnaround by a VA appraiser), but usually you should prepare yourself for 30 days given that most contracts have an option period and your lender or realtor may want to hold off on...

Mortification or Refinance? which can help me?
Depending on your lender, modifications are very time consuming and unfortunately a very very small percentage of them actuall succeed to a closing. While it should not be this way, it is an unfortunate truth. Your credit score is definitely high enough to get a cashout loan if that is your preference. ...

Owner Financed Mortgage Refinance into VA Loan in Texas
You can indeed refinance to a VA loan, but with some restrictions (i.e. you cannot do a 100% loan-to-value), but from your information provided below it would appear that you have a good amount of equity and assuming that, you should easily be able to refinance your loan. I am a Texas based lender who has...