Pulling equity in today’s market?

[Rob Cucugliello]

Looking for some advise on leveraging my equity  

I currently have 9 units across 7 properties which I acquired between 2013 and 2020, now totaling just under $1.9 million in value. With about $680k owed across them all, I have almost $1.2 million of that owed as equity, leaving me about $800k in available equity (assuming 80% LTV option).

What I’m hoping to do is to pull some of that equity out to buy more, but a cash out refi on any property puts it into the negative cash flow situation since my current rates are mostly 5.5% or lower. New rates are currently looking about 7%+

I asked one lender about 2nd mortgages, with the hope of pulling just the equity out, but the rates seem to be 5 full points above the standard, so about 12% so that doesn’t let many deals work. 

I can't seem to find anyone who does a rental HELOC.

I considered taking the negative one one and allowing another existing property profit “balance out” the cash flow, but that feels like a bad move and would be better to sell  

My ultimate goal is to build cash flow for FI, which I need more to do. Does anyone have any advice on the best way to pull out and leverage some of my equity? hoping this brilliant community can give me a little direction. 

Thank you!