Financing my next down payment for my next property

[Patrick Thomas Dickinson]

Okay here's my financial story in a nutshell. I am trying to scale quicker as most of us are. 

I own 2 rentals and I'm trying to buy another one. 

Spoke with my lender the other day he said my DTI was 2 percent. My income is high I have no debt and the 75 % percent lenders are using from my rental incomes offsets my Mortgage( PITI) payments. I guess that's why my DTI is so low. Yes I know it can go up to 46 % or something like that. Take home message is that Ill have no problem getting the lending for the loan. MY PROBLEM IS THE ADDITIONAL 20 PLUS PERCENT DOWN PAYMENTS THAT IS REQUIRED. SO my goal here is to give you a better picture of my financial situation so that maybe I can get some creative opinions as to what you would do to come up with the down payment quickly.

California Home market value 620,000 I owe 244,000 = my concerns if I do a ( heloc) rates could change in the future because of our current economic climate vs cash out refi ( my concerns my rate will go up because my current rate is 3.25 % which I got obtained when I lived in the house as a primary residence. Now it is a rental so I'm thinking if I refinanced I would get a worse rate than what I have. Does anyone think I could get a similar rate to what I have now with cash out refinance (for a non owner occupied rental property.) I Guess I should probably call a lender on that one. If I can get a comparable rate it would seem like this is the best route for me which would allow me to do a cash out of about 300,000 ( 80 %) of my built equity from my understanding. 

Texas Property Market Value 205,000 I owe 144,000  just purchased last month not enough equity for heloc or cash out yet as far as I know. 

I have ROTH IRA accounts that I could pull 10000k tax free from tomorrow if I chose to

I have 30000K in savings roughly 

My current rentals together cash flow together gives me $1250/month ( this would take to long for me to build up more money in my opinion) 

I also have the ability to augment  my income at work through overtime 

I also have enough in retirement accounts to cover the 6 month PITI reserve requirements that lenders require for probably at least more 8 homes