whats the best financing option for a first time MF investor?

[Shweta Patel]

I am very new to private/creative/hard money financing. Thus far I have always used conventional mortgages/doctor loans/va loans to finance owner occupied homes that later became rentals. It has worked great and was (relatively) simple. 

Now I would like to invest in a multi family rental property. 
I have $150K equity in one of my rental SFH ( current 650K, balance 500k).

I have excellent credit. 

This is a cash flowing 11% cap rate property with room for growth and not needing any rehab.

I was thinking of doing a cash out refi on my sfh but realized that after the 75% LTV rule, I only can borrow ~15K and thats before closing costs!?!!.

How is everyone using cash out refi's to continuously reinvest in new properties? It sounds so easy on the podcasts but these numbers make it seem pointless to do so.

I have used connectedinvestors to find hard money lenders and came across some "interest only" loans of 2 and 4 year terms. Just never used this kind of set up before and am nervous about the stability of such a product.

ANY HELP IS GREATLY APPRECIATED!!!!!