Any CA lenders do home equity loan on 2nd or investment property

[Matt Leonard]

Are there any lenders who will do fixed home equity loans secured to a 2nd/vacation home, or an investment unit? I've called through at least a dozen banks and credit unions - and so far PenFed is the only place I've found, but their rates for non-owner-occupied are significantly higher. There must be a local bank out there doing this right? It's a small amount - looking to pull $50k or so, just want a loan term that is at least 10 years, if not 15-20. I'd prefer not to do a cash-out refi - I have great terms on my 1st and don't want to lose. Property is in Sacramento.

Thanks!