HELOC and Refinance on Primary Residence ?

[Trevor C.]

Getting ready to get started on 1st flip or rental (not sure yet) but I am ready to get an HELOC to fund this so I know what I am working with. Currently according to Zillow I have about 100k in equity ( this is without them knowing I have put in about 30k in upgrades including doing all the work myself. )

My current mortgage is at 5.2 apr with PMI so I am wondering should I refinance and do a HELOC at the same time? or cash out refinance ? or something else? Do not want to make any mistakes so I thought I would ask.

The plan is to use some money for a new roof and windows and the rest to fund a flip or rental, etc.

THANKS!!