房产投资: what is the best way to get 2nd mortgage

Many people suggested re-mortgage or refinance to take cash out. But I refinanced 3 years ago at a very low rate. If i refinance now to get cash out, I have to pay at a higher new rate, which does not seem to be the right way to do it. Is it possible to get an independent second mortgage to buy a second investment home if I have enough cash downpayment? Would the interest rate of the 2nd loan be the same as the first loan (would lender care whether it is for self use or for rental)? Any other options? Thanks for advice!