Unsure of how to scale up

[Jacklin Khalsa]

Hello Fellow Investors,

Looking for advice on how to make my next investment happen. I have a duplex (2/1) in St. Louis, MO that I purchased just two years ago. The financing is at 9% with a balance of $45k. I'd like to figure out how to make my next deal happen but unsure of my next move.

Do I refinance to a traditional loan and use the money that I save in the refi deal on my next down payments?

Try to get a refinance loan which I'm unsure I'd qualify since I need enough equity for a cash out refi and the property is probably worth $80k?

Or try to find funding another way without using this property? Any advice is greatly appreciated!