What would you do? Cash out refi, heloc or other?

[James Mabe]

Hi folks, been a while. I have a paid off duplex worth 125k+. I want to place a loan on it to tap 80% LTV to give me 100k. I would in turn use that 100k to put down 25% on 4 SFR's or townhouses. What's the most efficient way for me to accomplish this. 1st bank I talked to said they would do 75% LTV because it was an investment, then came back and said only 70% because it was a duplex, that was at 5.75%. I pounded the pavement thinking I could do better, but now my head is spinning! Heloc's sound cool because of the flexibility, but it seems institutions don't want to give LOC's on investment props. Great credit, zero non-mortgage debt, only 2 mortgages. Point me in the right direction BP!