Cash out Financing for SFH

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I have 2 or 3 properties I need to free up some equity. I can not do conventional, my DTI does not work for Fannie.

What rates and terms are people seeing?  Which banks or credit unions are offering the best deals? 

Commercial rates are usually 5-7 year ARM, amortized over 20-25 years somewhere in the 6%+ range.

I have also seen a few commercial lenders that offer a 30 year fixed program but the rate was over 7%.