Should I refi my primary before refinancing my investment?

[Gerard Scranton]

Hello BP fam! I'm having trouble with the decision of refinancing my primary property before starting the process of rehab/refi for my investment property. My concern is that my DTI may be negatively effected if I refi my primary 1st. Or at least that's my mindset. This refi will definitely increase my mortgage payments but it will also absorb a HELOC which will put a stop to I/O payments. (HELOC was tended for investing but went bad and now just paying interest for nothing. A REI mistake I'm trying to recover from)

This will be my actual 1st property.  I inherited it from my mother-in-law. 

Balance: $26K  2/1 990 sqft 0.5 acre. 

Value as of 11/22: $105K (appraisal)

My goal is to pull cash out to rehab. In it's current state, there is $80K in equity. With an updated appraisal, I'm sure there's more equity available. 

Any advice as to what to takle first would be greatly appreciated.