Refinancing a free and clear duplex in an LLC with two partners

[Michael Finkelshteyn]

I am part owner of a duplex with two other partners. We own the duplex free and clear. Both units are rented and we're generating good cash flow. 

We'd like to refinance, however the duplex is in an LLC. We looked into commercial 15 year amortization with 5 year terms, but that's a bit too expensive. We've spoken with several banks about getting a conventional 30 yr with the three of us as guarantors. Unfortunately, the property appraised around $70k-$75k, and at 70%-75% LTV most banks won't waste their time.

I've thought about doing a 10/1 ARM, getting a line of credit and/or approaching private lenders.

What other methods have you guys used to refi? 

Do you guys know any lenders in Houston that may refi such a low loan amount?

Thanks