HELOC on 2 family in NJ?

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Okay, so I’m trying to grab a HELOC on my 2 family in Clifton, NJ. I’ve owned the house for like 6 years and owe 255k, figure the house is worth at least 360k. I’ve talked to two people that said they can’t do it. They ‘don’t offer loans on those types of properties’. I’m just looking for some cash to do some upgrades and maybe even have waiting in case i wanna drop a down payment in something. What are my options in this situation? I don’t wanna re-fi because my PMI is very close to coming off the current mortgage and that’s going to be great.