Refi and cash out or sell it for 1031 exchange

[Rutha Om]

I have a duplex that is being rented out for some cash flow. I want to buy 4-plex or apartment home. But I don't have enough cash saved up for down payment. I am thinking of refi my duplex and cash out for down payment since the rate is really low now. I also am thinking of selling it for 1031 exchange. Which is the better way? Any advice would be greatly appreciated.