Good cash out refi lender for investment property in New York?

[Stewart VanValkenburg]

So I've been shopping around a bit but a lot of lender can't help with this one. I bought a duplex for cash in Binghamton New York over a year ago. Worth 80 to 90k right now. I want to do a cash out refi to fund my next investment. Considering the loan amount and how the maximum permitted fee structure many banks don't want to touch it. I guess cash our refi's on investment properties are riskier so they want more $ to make up for it but can't legally charge those amounts. Self employed recently enough I can't get the banks to go off my income. Property grosses 1650 a month from rents. Suggestions of places to call? I don't mind going higher than the 3 or 4% for a standard mortgage but I'm not looking for hard money rates.