BRR refinance and/or HELOC

[Gretchen P.]

I have a three properties on 5 or 7 year ARMs that will adjust in 2022-2024. Interest rates are between 3.78-4.78%. I want to have the equity in them available when I find another property, which may not be for a year or so as the market seems to be adjusting in my investment area. Can I refinance these into fixed FHA loans then put a HELOC on them? I don't want to pull cash out, pay interest on it and not purchase for a year or more.

Ideas, and which banks are easiest to deal with?