HELOc on investment property

[Sky Lin]

I have a property is free and clear and I want to get HELOC out to buy one more property to do short term rental to avoid closing cost with refinance. I have been visited few big bank and Credit Union locally in Phoenix AZ area, and they don't do it. my question is does anyone know any bank does HELOC on investment property? Second question is what should I say to them when I apply for it? Should I tell them this is for my next short term rental investment, or what should I say to them?

I never done this before, so any advise will be appreciate. Thanks