Or stay in my home and start looking for a investment property and maybe access a heloc for cash. 

@Kyle MillerQuite a few investors use their primary home as collatoral for a HELOC and use that for their investments. 

The issues I’m facing is that although I own a couple of properties already, in order for me to use BRRRR I would have to sell one or do a cash out (I’m trying to apply for a HELOC).

rents are maxed out for now maybe i can raise a little after upgrades but i was hoping to know that if i do any upgrades major or minor or both i can get it re appraised to take out a larger heloc or home equity loan?

Also, I'm running out of time so I don't want any distractions from my goals (see #2)Once I pay down my primary mortgage, I plan to get the largest HELOC I can get so I have sufficient "debt capital"  (money can use but it's also in the form of a debt in a HELOC line of credit) - big tax savings using your HELOC for REI.   

We have very little debt (if you include the loan + heloc on our personal residence, we're about an 8% LTV!

Can anyone recommend a bank in florida that offers HeLoCs on rental properties.

I also have around $87,000 of equity in the home but my debt to income ration is too high for me to get a HELOC for the renovations.

I’m not sure if HELOC would make sense in this case, either.

I have multiple lines of credit with local banks of $2.5M currently at 5.25% as well a my HELOC of my personal residence of $1.75M currently at 4.75%.