Need advice- HELOC or Refinance for 2nd investment property

[Jillian Alonge]

I would like to purchase a co-living space or duplex this year. I have my first home rented out, it's currently not in an LLC and I would like to pull equity out to purchase my next rental property. I'd also like to put the property in an LLC to protect it. I'm debating to pull out a HELOC then do a Quit claim deed into the LLC but worried about the due on sale clause. Wondering if I should just wait until rates drop and refinance into the LLC or do the quit claim deed (and no HELOC) and just save up for my down payment for the next property. Any feedback/recommendations would be appreciated.