Deciding how to get funds for a new investment

[John Vendafreddo]

First time posting, Thanks for having me. I’ll try to make this as easy to understand as possible. I have 1 rental property that’s valued at $200,000 (I’m using round numbers) I owe $60,000. I wanted to pull some equity out to buy another rental property. The math is like this. $60,000 payoff with 13 years left on mortgage with a 3.875% interest paying $1,233 with taxes and all. The question is, do I refinance to a 30 year with a 5.875% and pull $60,000 out for a down payment which would lower my monthly payment, or do I take a short term family loan at a 2.5% rate for the down payment and not be as cash flow positive each month.