Cash Out Refi? HELOC? Advise Please!

[Sam Ohanesian]

So i am planning to refinance my duplex, worth about 200k and i owe roughly 108k on it, currently at 4.5% interest rate. My lender gave me a few options;

1. Take 32k cash out, 3.375% rate, mortgage would be $776 and i'd cash flow $624/month.

2. Refi at 3.125% they would cover roughly 80% of the $1,800 in fees with the 3.125%. mortgage would be $619 and id cash flow $781.

3. Refi at 2.875% but i would have to pay all the fees. mortgage would be $605 and id cash flow $795.

A little about my current situation/goals: I am currently under contract on another duplex, property #6, and after i close i will be very low on money. I will have bought 3 properties this year after i close on this duplex and would like to keep this momentum going. I think i could definitely use the 32k to get another solid rental but i'm not sure if its the smartest move to make. I've considered looking into HELOCs but most banks are reluctant to approve those with everything that has been going on. I had a friend mention looking into Figure for a HELOC so i'm considering that as well.

What do you guys think?