HELOC to pay down payment on 2nd home or cash out refi?

[Eric Piccione]

We have a primary residence that we locked in a good rate of 2.45% and are wanting to purchase our 2nd investment soon. We're considering our options and are curious if we should utilize a HELOC, cash out refi, or just sell it?

Since our rate is so low now, I would hate to make that go up by refinancing. But on the flip side, our current lender we're trying to go through said we can't use a heloc when it's an investment property. We live in the home as well and rent out a garage apartment in the back so I can't understand why that matters. 

I would really like some help here as we're very ready to move out of this home and go somewhere else to build up our portfolio. Any help would be massively appreciated.