Is th is nature of the market we are in?

@Ryan Daulton I also saw your other post about how to find off market duplexes.

If the market is such that no single family property cash flows, better to look at other types of assets.

California is an expensive market.

@Russell Brazil Or in markets that are traditionally vacation destinations.

The outcome will be a great new modern flip in the hot hot market of Pottstown.

@Josh Chamois Hmmm, I think the BEST place to find good lenders is from other real estate investors in your market. 

Typically you want the debt with the property and putting that debt on your primary is generally a no-no unless its short term.If I were you I'd pull out 70% equity from the rental property, go find another house under market value to fix up and force appreciation. 

Are there a couple markets?

I wouldn't be selling in this market personally, so if you don't sell the SFR and you really want to do this, a DSCR cash out refinance on the triplex, or a hard money 2nd is your only option to get the liquidity needed to make this move.