Cash Out Refi of Primary Residence - What Rates Seen?

[Marco G.]

I sourced my down payment on a series of properties last year from my primary residence HELOC and am looking to do a cash-out refi of my first mortgage and HELOC balance into a new 20-year mortgage. What kind of rates/costs are people seeing? I'm looking for something in the 3.5/3.625 range for it to make sense (my first is at 3.25).

Any leads would be appreciated.