Your best option is a Conventional or an FHA loan. 

Right now I'm considering refinance options to pull out some equity.

This week, two critical economic reports—the CPI inflation report (Tuesday, February 13) and Initial Jobless Claims (Thursday, February 15)—will provide new insights into whether the Fed will stay on its current path or begin signaling rate cuts.Real estate investors looking to finance new deals, refinance existing loans, or time their next acquisition should closely monitor how these reports shape market expectations for the Fed’s next move.Current Market ConditionsMortgage rates have remained stubbornly high due to persistent inflation and a strong labor market.

Although again the guys i funded that have 250 plus units probably have 10 mil or more in forced equity. 

Lastly, if you need help with a loan or want to talk, shoot me a DM or email!

I'd need the interest rate to be roughly 5% to breakeven on an interest-only loan, and was considering a balloon payment in 5-7 years.

I did trying to do one subject to loan an my real estate investor didn't know much about it. 

Through a hard money lender, but I will take out a DSCR loan in March to refinance.

(Again, ask the bank.)These days I lean toward flips (which is unusual for me) but if the numbers show it cash flows all in with a 7% loan, then sure.

Are there specific lenders or servicers that are more likely to call these loans?