I mean at that point why not just use a HELOC to finance closing costs?

Second to cash in the bank is HELOC cash because you can use it however you want (you just have to see it already in an account).

Where do you find these investment property helocs? 

Leveraging a HELOC (home equity line of credit) could allow you to invest in multifamily without completely draining your savings.

Doing a 75% 1st mortgage and 15% heloc or heloan would likely give you better cost of funds all around.If this is an investment property, you can do 80% cash out refi using NonQM loans such as DSCR loans, but at a higher cost/rate than if you stick with 75% loan to value. 

Start by leveraging what you already have—consider tapping into equity through a HELOC, house hacking again with an FHA loan, or increasing cash flow by converting a unit to a short-term rental.

Should I refinance, I know I cannot do  HELOC because it is not my primary residence. 

The best course of action is probably a HELOC.

A HELOC comes with a variable interest rate and all signs are pointing to no further Fed rate cuts in 2025 - and there may even be rate increases.- So, you may want to consider locking in an interest rate via a 2nd mortgage.Do you have reserves for unexpected expenses?

Yes, you can get a HELOC on your primary residence.