When starting out, but owning an entire property outright with added improvements, would it be better to cash-out refi or get a HELOC? 

There are some banks (TD Bank is one but is not nationwide) that does allow HELOC up to 90% LTV on investment properties, if that helps.

If you have at least 80% equity, I would look into a cash out mortgage or a heloc. 

@Devin CutlerIve never knew they could tell you what to do with your HELOC money.

Hi BP folks, I am investing in a multifamily syndication and looking for opinions on whether to make a contribution out of my SDIRA or use a HELOC ?

Since you are essentially buying the property 100% financing between your HELOC and financing, make sure you can afford it as if the property goes south, or you have to short sale it, make sure you are in a financial position to be able to still afford those payments on the LOC. 99% sure you will not find a cash flowing property using traditional financing and the HELOC.

Is there any banks offering a HELOC on a rental property?

With that amount of equity you'd likely qualify for a HELOC on your primary residence to access that equity to buy an investment property or to buy a new primary and rent out your current home - the latter is what I do personally and all of this is what I offer my clients professionally. 

I'm looking at what options I have to pull equity out of other rental properties I have.Does anyone know of investor-friendly lenders that service the San Antonio / South Texas area and will allow home equity loans or HELOCs on rental properties?

I really think this strategy can work for anyone and can really help launch you off into the direction you want to go with real estate wether that be cash out refinance, HELOC, another FHA, conventional, BRRRR, large multi family , single family, arbitrage , STR, MTR, LTR etc..