is 4.25% rate good for home refinance with cash out and 640 fico score

More info needed.. There are several factors that go into what the rate would be.. Credit scores are just one of them.. Property type? (SFH, condo, duplex, MFH).. Occupancy? (owner/occupied, 2nd home, investment) Loan to value? For cash out refi's on all products, you need to be at a minimum of 80% LTV or lower.. But the lower the LTV, the better the rate gets.. I'd be happy to look at your scenario a little more closer.. Feel free to reach out to me. I'm a preferred Lender with California and Arizona being my primary markets. If you or someone you know is looking for financing options, feel free to contact me or pass along my information. 480-287-5714 WilliamAcres.com NMLS# 226347 / RPM Mortgage NMLS 1541014 / AZMB0121893