Refinancing Hurdles - Am I missing something?

[Chantell Austen]

Looking for advice on how to get around my mortgage broker who flat out just said no to my refinancing enquiry. I have 2 pieces of personal property. Primary residence and land owned outright (future forever home). Both properties combined would appraise at over $2.2M CAD. I have a small mortgage on my primary residence and a HELOC tied to that property. All borrowing combined is under $500K. Household income is around $120k. I was told by my MB that maybe I could find a private lender at 9% which is not the news I was looking for. Am I missing something? I had not quite decided between a rental or a flip, I wanted to know what my options were first. Time to find a new broker perhaps?