Anxious for next investment- NYC

[Jacqueline Chavarro]

Background: Currently house hacking first 2 family in Bushwick in 2012. I rent both floors. Info as follows:

Purchase price: $440k with 40K down

Current Principal Balance $330,369.37

Current Interest Rate 4.125%

Mortgage Payment Amount $2,618.99  Cash flow about $1800 a month.
I am considering taking advantage of lower rates to pursue refinancing bu have not been able to find a reason to cash out and invest in another property because the work situation is shaky (with current pandemic) and unknown if I may relocate by end of September (for work or life). I am house hacking so the mortgage is completely taken care of but am looking for a little more cashflow to assist with whatever my next investment may be. Should I look into a HELOC and keep the money ready for whatever may come ahead or just refinance and when I find a suitable next investment start a loan from scratch?

I also qualify for VA loan. My goal is to have current continuous cashflow until I find another property because I'm not too bright on other real estate ways (I try to play very safe).