What is the best leveraging strategy with where I stand now?

[Patrick Crehan]

Ok, so long story short. I bought a single-family property and lived in it for a couple of years and I spent money and time fixing it up so I could transform it into a rental, which I successfully did. Before I moved out and bought my new property (which is my primary now), I refinanced the rental at a 2.6% which dropped my mortgage some so I could cash flow more substantially on the property (cash flow is $758 currently). The property was appraised at 124k and the mortgage left is 67k. I am kicking myself now because I realized that I probably should have done a HELOC on that property that I moved out of (that is now the rental). Now, I am sitting in my primary residence that doesn't have enough equity for a HELOC (even after minor updates) and I am learning after calling about 25 credit unions that it is not typical for them to offer HELOC for investment properties (there were a couple that said they would, but the stipulations were too much for my liking).

Overview: My investment property cash flows well. The last appraisal was 124K with a 67k mortgage. Cash flow=$758

My primary residence does not have enough equity for a HELOC

The reason that I want to get a HELOC is to acquire another investment property (but this avenue is looking weak)

The problem: I can't get the HELOC on the investment property.. or at least I don't know how to. Although I am open to other finance strategies that involve strong leveraging.

My question: If you were in my situation and wanted to move forward with acquiring a single-family investment property in the near future, how would you go about it? Are there HELOC options?

Location: Cincinnati OH