Looking for Lenders for a 80% LTV Cash-Out Refinance

I'm looking to do a 80% LTV cash out refinance on an investment property located in Norfolk, Virginia. I've made major improvements to the property and had a tenant moved in with a 24 month lease since closing back in September. From skimming the forums, it appears local banks are more promising when trying to secure 80% LTV on a cash out refinance. Has anyone had luck with the local banks in Hampton Roads?