I need advice for my next step in real estate investing

[Jake Miller]

 As the title reads I am need of advice for my next step. I currently am house hacking a quadruplex and have been in the unit for almost 2 years. I will be moving out and buying a personal residence in the fall and don't know what to do with the quadruplex.

I bought my quad for 325,000 (about 309k remains on the loan) with an FHA loan at 3.75% interest and 3.5% down. Similar properties in the area have sold for 450k-480k. About a month after I bought mine a quad two doors down sold for 400k.

The quad doesn't do bad financially. Mortgage + water/sewer/trash comes out to about $2450 a month and I bring in $3250 with rents and me living in a unit. When I move out it should be $4000 a month. It is also in a gentrifying neighborhood and I just spent the past 2 years replacing two AC units, 3 floors, 2 counter tops, 1 roof, adding plumbing clean outs and windows for two of the units.

I was looking to refinance but because it is a multi family and me only putting down 3.5%, I could maybe get 10k out of it. I then thought that I would sell the property because I could avoid capital gains tax and I own one real estate property out of state and love not having to manage it. But I recently found out that the tax exemption would only apply to 25% of the gain. My hope was to be able to take the money from the sale and put that into either BRRRR deals or maybe a larger complex, like an 8-10 unit.

Today I was looking into HELOCs and don't know much about them but they seem like a viable option as a way to not sell my property and begin to BRRRR and easily cover the cost of interest.

I've currently been buying one property a year but it could take me 3-4 years to save enough to BRRRR using my own cash and want to go quicker than that. All opinions and thoughts on what would be the best choice are helpful and appreciated!

Thanks!