Access Equity to Purchase New Home, Start Renting Current Home

[Cody Porter]

Own one home currently 1,770sqft 3bed2bath. 15yr fixed 2.625% -- Mortgage +  Escrow $1650/mo, worth $365k, owe $135k

Trying to buy a $400k home to move the family into, but keep our current home as a rental property.

Considering refi, heloc, or home equity loan to access equity for $80k down payment.

Would rent my current house for about $2,100-$2,400/mo

Can someone with some knowledge/experience tell me what's the ideal way to access my equity to make the most investment sense?