Check out the credit unions. Penfed.org has a 3.75%variable HELOC with closing costs promo. Up to 80% LTV with max of $400k on owner occ, or they have a 5/5 HELOC product up to 75% LTV where the rate only changes every 5 years.
I’ve used them a couple of times on a 1st and once for a HELOC. Pretty easy to do business with.
