Refinance rental from 30-year loan (10% int) to a lower interest

[Bryan Tilos]

So, I've been locked in with a hard-money lender for a couple of years now. I purchased a couple of properties with them and they funded my deals 70% LTV. Great relationship yet I am thinking of refinancing my rentals into a 30-year loan with a 4-6%. Reason being is a) lower interest, and b) cash flow.

I refinanced one of my properties to a 15-yr (6%), which was great but after thinking about, I should have refinanced to a 30-year. What is the best way to do this?

Can I refinance with another hard-money lender? Or will it have to be with a bank (commercial side)? I know most banks that deal with investment properties they like to lock you in at 15-years but haven't heard of 30-yr.

Thoughts? TIA!