Need advice from experienced investors / Next step

[TIM HUGHES]

Hi BP. Im looking for a little advice and the next step you would take if you were in my situation. I have a SF in Ohio that ive owned for several years, has great tenants and cash flows $300 a month. I currently owe 73k on it and have a second on it of 9k, should appraise around 100k. Credit score is about 650 with a stable job, dont have a lot of personal debt. I would like to purchase a MF and grow my buy and hold portfolio. Ive considered doing a 1031 exchange on the property as well as a HELOC or unsecured line of credit among other things. My questions is..what route would you take if you were me? Thanks in advance for the great feedback!