Current Commercial Lending Rates and Terms for LLC

[Mitchell Miracle]

I am purchasing another duplex in Florida. Local banks (not the big boxes) are quoting me 4.5% for 5 years/ballon on a 20 year ammoritization with .5 points. I am putting 20 to 25% down.  The best I could do on a 15 year fixed was 4.25 and .5 points to close.  Just seems high to me given the current circumstances.  Discount rate at 0%.  2.5% financing on conventional home loans.  Its not a risky property.  Fully rented at a 1.5% debt ratio.  Not sure if that is just the way it is right now or if I can do better.  Advice?