General advice for next step

[Bri Thomas]

I have a home that I’m currently renting out. The tenants lease will be up soon and the property has significantly appreciated in value. I purchased for $195k and it’s sale value is roughly $275k. Im considering selling and utilizing the funds to purchase a multi-family, however many investors say not to use much of your own money. I’m weighing the option of selling versus a cash out refi (which would be less, roughly $20k, because I’d have to convert from a va to conventional loan). In going with the latter option there would be an increase of my mortgage payment from $1106 to, roughly, $1260. Market rents in the area for this single family home are $1350-1400. Seeking some advice on the best option to continue my path in acquiring another property. Any/all advice helps. Thanks!