Refinancing from FHA to Conventional with 20% equity?

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Hello! I originally purchased a 3 family home in 2018 using an FHA loan (4% interest rate). Thanks to the current market climate, I have about 21% equity in my house now (assuming the "Zestimate" on Zillow is correct). I want to refinance to a conventional loan to 1) save on interest and 2) get rid of PMI.

However, I do not live there anymore, so it would be refinanced as an investment property. I read that you generally need 25% equity for an investment loan, but has anyone heard of getting an investment loan with only 20% equity instead of 25%? If so, where should I look for these loans?