should i refinance to purchase investment properties?

i reside in North Bergen, NJ 07047 i’m trying to refinance to purchase an investment property but i don’t want to lose my low APR rate for a higher rate. i currently have a 5.25 on my 1st mortgage and a 5.8 on my second. lenders now are charging ridiculous closing cost $ 3,000-6,000. what is the best way to purchase an investment property without messing with my current loans?

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