BRRRR lenders - down payments?

[Mary Faith Janson]

Our small local bank has been great to help us set up Lines of Credits so we can buy BRRRR properties for cash, and then refinance. However, they will only consider a 5/1 ARM for the refinance part of the BRRRR strategy - we want a 30 yr fixed. I have looked at other lenders here on Bigger Pockets, and it seems they all want 20% down for a fixed rate. Do they consider the equity in the property after rehab the 20% down? Thank you. Any advice or names of lenders we can use would be awesome.