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That might sound ominous, but a second mortgage probably costs less than refinancing if the rate on your existing one is low.

Find out by averaging the rates for the first and second mortgages.

However, a debt-to-income ratio of 38 percent probably is the highest you should consider carrying.

The LTV determines how much you can borrow, and your debt-to-income ratio establishes the monthly payment for which you qualify.

Because lenders aren't locked into a fixed rate for 30 years, ARMs start off with much lower rates.