need a refi on townhouse with no mortgage

Sorry I only do loans in CA, but I am sure if your are planning and able to fully document your income, then many lenders can help you locally because your Loan to value ratio seems to be inline with the conventional loan parameters.

Yes, there are programs that will suite your sons needs, the specifics really depend on your sons credit history and income. Please call me at 949-253-3480 ext. 214. Regards,Ari

Much more info would be needed to properly advise you, but in general, there is a "Delayed Financing" option, but i don't think it will work for your scenario.. if 100% of the funds came from him, then he could do an 80% LTV cash our refi.. and apply right away.. he would be limited to 80% of the original purchase price or appraised value, the lower of the two, but he could do it immediately.. but in your scenario, some of the funds came from him and some from you. Because the funds were co-mingled.. then "Delayed Financing" will not work. He would need to wait 6 months and then apply for a "cash out" refi.. he would be limited to 80% LTV of the newly appraised value and if the "Townhouse" is really a condo, then he would be subject to all kinds of added guidelines.. I'm a Broker here in Scottsdale AZ and I only lend in Arizona. If you or someone you know is looking for financing options, feel free to contact me or pass along my information. William J. Acres, Lender411's number ONE lender in Arizona. 480-287-5714 WilliamAcres.com

More information is definitely needed. I only lend in Pa. but based on your scenario he may have to wait 6 months to allow seasoning of the property. Typical conventional cash out amount is based off 80% of the appraised value of the home, however some approvals come back at 75% depending on circumstances.

Based on the limited information provided here, it would appear you will need to wait until he has owned the home for 6 months before you he will be able to refinance and pay you back.