looking for elusive term rate loans!

[Kenneth LaVoie]

Hi
I am fairly new, 2.5 years investing. Have acquired 13 properties. 5 SFH's, two 2-units, two 4-units then a 7,8, and 11 unit for 43 units total. The 7,8 and 11 units are at 5% but 3/3 (adjust every 3 years with 11% caps) and have 5-4-3-2-1 pre payment penalties. The 1-4 units are all financed using 3/3 but they have better caps - 2% max per adjustment period, 6% points lifetime and they're currently 5.25%.

3 properties (2 unit, two SFH's) are free and clear. I put 25% down on all but the 8 unit on which I put 10% down.

I would like to REFI as many as possible with fixed rate loans but haven't yet found anything conclusive and was wondering if anyone could "guide" me with more ideas. I do have a couple of leads I've pursued but no responses yet.

Thanks so much!