Cashout-refi vs HELOC vs Home Equity Loan

[Manuel Savorelli]

Hey board, 

Currently own 2 properties, primary and rental.   Both were bought with all-cash because I wanted to close quick and avoid banks as much as possible.  

Now I'd like to start leveraging my future investments and I know I've got a lot of dead funds just sitting, earning $0, in these properties as equity.

My question is which of the 3 (more?) options above, would be most advantageous for me.

Ideally I'd like to pay for new investments with 20-30% down from funds from the equity in current properties and finance balance.  Then pull out new equity and repeat.  This way I won't need to touch any new funds and keep churning old funds into new investments. 

Does this sound feasible?  I look forward to opinions/criticisms and comments.