For very well qualified borrowers (that can fully verify income) and seeking prime HELOC rates and terms I always suggest checking in  with their personal bank or credit union first.

I would speak to local banks and credit unions since this is where you might be able to work out a win-win financing solution.

Quote from @Barry Pittman: Being in the poorest state in the union (Mississippi), this has been a topic of discussion for our development team, creating/building affordable housing.

Use a local bank or credit union for financing.

If it doesn't happen in a timely manor the union will get involved.

Was considering doing a HELOC or cash out refi to move on to my next property.Any credit unions or lenders with good rate that anyone can suggest in south florida?

I'm interested in getting a conventional loan and considering using a credit union. 

Sometimes the credit unions will like smaller loans, but rarely will you find a big lender that wants to work with you.  

@Becky HoffmanHave you tried speaking with any local banks or credit unions?

Based on no information other than "on a budget" and "as close as possible to NYC", I would check out Belleville, Nutley, Clifton, Union County (Rahway/Linden/Elizabeth/Union), Carteret, and Perth Amboy.