Help me to understand local bank refi for SFH

I am trying to plan out my first BRRRR

Suppose I have a property rehabbed and rented that is VALUED at $70K

Now it's time to refinance and pull some money out to fund the next property.

I have 7 Fannie/Freddie conventional loans already, so I can't get another one. (don't want it either)

What can I expect from a local bank? 

• What rates?
• What LTV?
• What term? 15 Years?
• ARM or FIXED?
• Will they want reserve funds for the other loans I have
• IS there limit on the number of loans they will offer?
• Should I HELOC this subject SFH instead? What rates will I get for that?

Any information or advice will help. 

Thank you :)