Need help figure what to do

[Jeff Heng]

I would like to get into real estate investing but not sure which situation would give me a better return. I have a house in City ABC. I owe about $115,000 @ 3.25% with 12 years remaining. The house is worth about $320,000.  We plan to move to City XYZ. Should we sell the house and take the money to buy a new house for us to live in and find an investment property OR pull equity out and keep my old house as a rental and buy new house. If I pull equity out should I do a cash-out refi or HELOC?