How to trade 1 APT from additional properties! Thank you

[Frank Trigoso]

Hello Bigger Pockets,

Thank you for your time. Any help will truly be appreciated.

I own one property that is Fair Market Value (FMV) at 130k. I owe 86k to the mortgage. Cash-on-Cash return is 14.5% annually. I own the property for two plus years. I don't have much capital now as I invested 25% of my earned income as my down payment.

I have been heavily thinking doing a 1031 exchange to use the 3-property rule to purchase additional properties. I also considered refinancing my mortgage, or doing an HELOC. What suggestions do you recommend? I would like to switch one apartment for two to three apartments to double dip (create PCF and create appreciation). I purchased my apartment from the MLS, which this time around I devise to purchase from a wholesaler to buy and hold. Any feedback will be truly helpful. Thank you.