Home equity to fund down payment of investment property?

[Steve C.]

Over the past few years my business (sex therapist) has really taken off.   I started by doing it a few hours a week at night and now I've kinda hit a ceiling because I'm doing it 20-25 hours a week in addition to two other 20 hr/wk part time jobs.  The one consistent struggle I have had is finding a steady flow of day-time clients.  Everyone wants nights and weekends save for a handful of people.  

On the financial end of things my goal was to save ~$60k, use that as a down payment on an investment property with 1-2 units on top of/attached to a office space I could use for my practice and bring other counselors on board as contractors that will work for me.  My thinking is that the rental units could pay the mortgage, tenants pay their own utilities...maybe with a surplus from the rent payments that could be accumulated and used for any repairs/maintenance needed down the road.  And then the office space could generate some income from the other counselors as well as the bulk from my own caseload.  

The struggle has been, since the money has been rolling in, instead of saving as I had been doing we started soaking a bunch into our home for much needed repairs and updating....new windows all around, ductless mini-split system, etc.  Over the past year alone I've spent around $25k on our home.  It's all bought/paid for so no debt from it.  While I could just keep saving and in another year or two be at $60k....I'm wondering if some sort of refinancing or home equity loan would be  one option to shortcut the timeline and allow me to buy my building sooner?  Home is worth between $225k and $250k (without knowing exactly where the market is since 2012 and what all the work over the years has added to the value) and we have $160k left on the mortgage.  I'm okay with going back to the beginning of the 30 years if it means I can buy my building because that's when I see we can really grow and ultimately pay off the mortgage far sooner anyway.  

...or is that a really ill-advised/careless idea?  

Any thoughts and/or ideas would be much appreciated! 

Thanks!