Refi, HELOC…what would you do?

[Sarah Blesse]

Hi All - Looking for advice on how to scale faster. I've done a ton of reading here and have found some very helpful posts but would love some feedback on my situation. 

I live in an expensive market (San Diego County) and am currently house hacking by AirBNBing my guest house that pays my mortgage. We are doing the live in flip strategy with the property and are currently remodeling the main house. 

I also have a SFR with an ADU in a less expensive/great cash flowing market. I bought it as a SFR 2/1 and I converted the main house into a 3/2 refinanced it and took the cash from the refinance to convert the detached garage into a 1/1. Once it's complete, I'm thinking it will reappraise for $260k and my loan on the property is currently $135k.

Most of the cash from the refi went into converting the garage into an ADU. Would you refinance again or do a HELOC to get that cash back out of the property? My goal would be to use the money to continue to BRRR.

Thanks for the insights