Options for HELOC/Equity Loan/Cash Out?

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Overall, what have been your experiences for the best way to get one of these?

1) The financial institute one has their primary mortgage with?

2) A local, small town bank/credit union?

3) A big, national bank?

4) Or an online platform:

Pros/cons?

Interest from a heloc for a primary residence is no longer deductible under the new tax code.  Interest on a heloc for a rental is deductible, with some ‘rules’.

It’s difficult to get a heloc on an investment property.  I got one via Wells Fargo, it’s basically in case of ‘fire’.  Lol