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I feel your pain. You like most people are under-water if you bought when prices were rising. The problem is, banks are reluctant to work with homeowners wanting to refinance their loan. Are you making your payments to both your 1st and 2nd mortgages? I need to know more about your situation, but from what I read, you would benefit from a "Note Purchase". You can call me or message me and I would be happy to discuss your options with you.
So, your ARM will reset in 2012 it appears. Check your mortgage docs to see what index is being used and what the margin is. The coming adjustment might be surprise (good or bad). For a refinance, more info is needed.BTW: I just helped a client refinance and save $1000 a month.JimHolder,CRS,ABR,ePro,CDPE,SFR
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For Sale: $59,900
For Sale: $319,000
For Sale: $180,000