Cash Out Refinance, HELOC, or Personal Loan?

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Hey BP. I am looking to make that jump to my second rental property and hoping to get a little advice from the community.

Here is the scenario. I owe $250k on my first rental property and it's worth $360k. I could cash out refinance and leave 20% equity (to avoid PMI) to create a new loan of $288k leaving $38k minus the cost of the refi ($6k??) or $32k cash. My plan would then be to buy a 4plex and live in one of the units for a year putting all that money down and using the commission id earn as the buying realtor as my new cushion (3% of purchase).

My question is...given that debt to income ratio will be a huge factor in all of this and I'd like to maximize my buying power...would you recommend a HELOC (hard to find on investment prop), Cash Out Refi, or a personal loan. What's the next piece of the puzzle in all this that I am missing and should be considering. Which option is going to allow me to easily tap into equity again in a couple years to buy another rental?

$92k W2 income

Monthly Debt = $560 car + $200 CC + 100 (net loss on rental from schedule E)

Before you criticize that I’m operating my 1st rental prop at a loss, consider that it’s an appreciation investment that’s increased $70k in the last 3 years (while losing me $100 per month in cash flow) and paying $550 per month against the principle.

Please HELP!!