Cash out refi 3 family non-owner occupied

[James Denon]

I am getting ready to cash out refinance a property I bought all cash back in June 2018 in Springfield, Massachusetts.

I got couple of quotes. I cant find any quote lower than 4.25% with 750 loan processing fee and no points. It is a portfolio loan not Fannie/Freddie backed.

The property is not owner occupied.

Obviously other costs apply: attorney, title insurance, prepaids etc.

I have perfect credit and the property cash flows with debt.

Does anyone know any lender who can do better than 4.25%?

I was hoping for low threes in a zero FED rate environment