Next step? Need recommendations

[Nate Chadwick]

I have 2 single family rentals (both with good long term renters) and a primary residence. I want to increase my portfolio but am unsure as to what to do next. Another single family rental? Multi-family? out of state? sell one and hold? BRRR? pay down Heloc on primary residence? Looking for advice. The money would have to come from existing RE investments. Not interested in wholesale, notes, or flipping. I value Bigger Pocket's opinions. Thanks

1.  Primary residence - Washington state

value = $700,000

mortgage = $410,000

heloc = $72,000

2.  Single family rental - Washington state

value = $340,000

remaining mortgage = $177,000

rent/month = $2000

payment/month = $1250 (plus HELOC from primary residence $350) = $1600

3.  Single family rental - California

value = $190,000

remaining mortgage = $82,000

rent/month = $1050

payment/month = $600