The best mortgage rate for your investment property that is available to the general public is going to be in the form of a conventional loan.

As far as your rental that you currently own, I would change your expectations a little bit, 80% cash outs are hard to come by these days and the rates on the few products available are really high.

It's a 12 year term with a 4.75% interest rate with $175,000 down.

This unit is still ramping up toward the occupancy rate we had with our previous PM prior to have been taken down for a refresh.  

Here are the details:Bought in 2015Owes - $45kNeeds additional $20-25k as a down payment on the new house for equity.Rate - 6.125% (Adjustable Rate Mortgage) Max is 8%PITI - roughly $700/monthHouse is in great condition so no rehabAsking $175,000, could sell on market for $220-230kRents - $1400-1600How would one structure this deal?

Looking forward to rates settling down this year! 

The difference is that your duplex, you can just hold for 30 years on that nice fixed rate mortgage if the market is soft next year.

also, I am exploring different funding options including HELOC, HEL, etc.Given current rates are quite high and sticky, how do you recommend to utilize these funding options?

BUT this also leads to very high default rates.

This will be the 3rd rental property in my portfolio. with the interest rates being so high I feel Iike a higher down payment could be a good idea over the long run, but I’d like to hear some ides on this, thanks in advance !