If i refinance a triplex do I still have to have a total of 3 months mortgage payments in saving for 6 months?

It is not necessary to have reserves if this is what you are talking about and in addition the 401K may be counted

Do you live in 1 of the 3 units?

Your typical (Fannie Mae/Freddie Mac guidelines) refinance does not require reserves (6 mo total mortgage expense). Once you complete an application your mortgage consultant will be able to run your loan scenario thru an automated underwriting system to see if you'd qualify. Pretty simple process.. One of the only complications is depending on your loan to value (home value divided by current mortgage balance) cannot exceed 80% unless you refimance into an FHA Mortgage. Let me know if you have questions-

The answer would be no. That is a really long time to season funds. You can give me a call at 301 915 5644 and we can discuss this further.