I really want to purchase a rental, but not sure how I should fund it.

[Becca Blackwall]

I've been combing the market for a long term rental, and there's not much available. I found some deals that may be of interest, but I'm not sure if it's best to use an investment loan, or a home equity loan ( I have about $300k equity in my current home). I've considered investing in a different state to maximize cash flow, however, I don't think its the best idea for my first time. Any and all advice/recommendations are welcomed.