Need Bank for Owner Occupied Multifamily Cash Out Refinance

[Lenza M.]

I own and live in a duplex (with a non-conforming third unit) in Seattle. I'm looking to do a jumbo cash out refinance using an ARM product with at least a 75% LTV, and need a good lender recommendation.

So far the best deal I have found is Third Federal (based in Cleveland). They currently have a 3.04 rate on a 5/1 ARM and 85% LTV. However, they shot me down because they do not lend on Triplexes and consider the non-conforming unit to make the property a triplex. The next best I am able to find was find is Umpqua Bank at a 3.5% on a 5/1 ARM and a 75% LTV.

Surely there must be another bank out there that can get close to Third Federal either in terms of interest rate or LTV. I have found that many banks will not do a cash out on a multifamily, and those that do are not priced to sell and will only do a 70% LTV. Any pointers would be greatly appreciated! Thanks!