Help- How do I cash out refi? Can i?

[Dynah Kent]

Please help! I have 2 properties, all bought October 2018

(1) is an FHA loan, primary home

Ground floor commercial space (currently a dog grooming space)

My apartment is 2nd floor

I have to put in work in this bldg and I have an equity of approx 100K+

(2) is an investment property

2 family - 1st unit is 1 bed / 2nd unit is 2bed

I have approx 120K+ equity in this house.

I cannot get a cash out refi from the 2 because the do not meet the requirements including LTV requirement.

Is this correct? 

I was aiming to use the cash to buy a 3rd property. If I cannot cash out refi, what options can I explore to get some cash out of the properties (I was intending to use this cash as the downpayment)

If I cannot do this- how do I acquire a 3rd investment property?