This is the reason why I become my own broker and call the mortgage company myself. A broker is just a middle man. Middle men tack on their fees some way somehow. You have this wonderful thing called the internet that can give you lists of mortgage companies. All you have to do is put in an hour worth of phone calls to those companies, spend maximum of 5 minutes with agent and find out what programs they have and their current rate. Its basic free information.
The mortgage companies tend to have rates that are slightly higher or lower than the national average, not single digit differences that your broker is giving you.
I would ditch your broker pronto.
I just talked to my credit union. They said 5.75% - 6% for a triplex, with ARM every 5 years. Nope
I just completed two refis. I did a 10/2 Arm with a small community bank. The first loan was 4.25 on a cashout refi for a 2 family home. The second took a little longer due to no fault of the lender. The rates jumped a bit and i refied at 4.5 on a 10/2 also on a cashout refi for 2 family home.
Every bank is required to register with the state it does banking. A creative google search can get you the list, then just go down the list and call the banks you never heard of before.