Next step?

[Brandon Forshaw]

So, here's my situation. I've got 2 rentals in central FL. Each is cash flowing about $250/month. I'm upside down on rental #1 and never plan to pay it off due to its value, but it's cash flowing so I'm ok with it. Rental #2 has a little equity but usable right now. I'd like to acquire another property by the end of the year in the $150k price point. In your expert opinions, what's my next step? I like the HML to refi with equity route. Your thoughts?