Fixer upper or Good condition house for Rental

[An Nguyen]

Hey everyone, 

I am learning to get into RE investment field, my plan is taking out equity of first primary house to buy another one for rent (single or multi family). My primary house estimate value is around $450k, I still owe $60k for mortgage, and I have $45k in high yields saving now. 

For the last few days I have done some research for fixer uppers projects BRRRR, my lender recommended go for HELOC because we try to keep expenses downs and easy to access the funds. And or course, short term loan for HELOC and then refinance later. But I have read many topics on here, many investors facing difficulties with BRRRR now as the market is "not right" which make me have to think again about this strategy. (70% rule still working for this market?)

My second option is no Fixer-uppers and just buy good condition house for rental investment. But by this way, I do not know if the equity can increase more than BRRRR strategy when refinance or NOT since there is no rehab involved.

With HELOC, I think they allow me to take out 70-80% of equity which will be $250k-$300k. What should be my next move? I am ready for any advice and tips from everyone.
Thank you

An