HELOC Vs. Cash out refinance

[Shantelle Evans]

Hello everyone, 

I haven't been actively looking for another property to buy because I do not have anymore money for downpayment, but I'm trying to find other creative ways to do so and not let that be a road block. I have a single family which I've rented to a family member and a duplex, both are in a crappy market that is not growing much, so I'm looking at venturing into another city. Asking for suggestions on what cities are best...but here's my real question, is it better/safer to use a HELOC or do a cash out refinance for downplayment for another property?