Or pay myself back with a heloc and then refinance out of the heloc later on?

Keep in mind a HELOC rate will be much higher because of the CLTV and risk.

One has no mortgage, their other has a HELOC for around $20k remaining and is coming to its 10year term that was established before placing with LLC.My predicament is how/best way to pull equity out of either property for a down payment for the 3 family that is valued around $450k.

Helocs have many different ways to calculate income once you get outside of the bank world. 

Going in, I have a HELOC that I can draw about 60k from my primary and then 25k in cash.  

Sara,I see this a lot and I always ask if you know you are going to refinance in the long run to consolidate the Heloc why not just do a Cash out refinance instead. 

This will allow you to remove the person and do the financing on your own.Home Equity Loan/Line of Credit: Since you're looking to access equity, a home equity loan or line of credit (HELOC) can be a good option.

Townhouse is 4.5% so any heloc/cash out doesnt make sense on a new property.

The HELOC strategy may work, but many lenders are wary of putting a HELOC on an investment property and if they do they still cap LTV at 75-80%.

You could see if there are any local banks that would do a HELOC(tough to find).