Canadian Mortgage Rates

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Hi Folks, I am looking to refinance my house hacked principal residence. It’s at 3.2% open variable. My last mortgage was 3.6. Why am I seeming rates in the twos when no mortgage broker I have talked to can actually seem to get those rates. I make 78k credit score 830 Wife makes 82 credit score 780 2 conventional mortgages on 1. a triplex that grosses 28k annum ...900/mo mtg 2. Principal residence with secondary suite gross 17.4K annum 1400/MO MTG No debt other then conventional mortgages on two homes. Is it possible to refinance for equity and get a better rate? I know I will pay 3 months interest and lawyer / Apprasial fee.