Best way to get Equity out of Rental Property Help Please

[Russ Seek]

I have a great cash-flowing rental property currently that I am grateful for!

Looking to get the equity out for other real estate investments.

Currently I have 12 yrs left on a 15yr 3% Loan.

Looking to get between 140-170k equity out.

Want to keep new mortgage loan (or HELOC) as close to 3% as possible and hopefully for 15 yr term.

Not sure that I will qualify using Tax Returns due to high debt to income/and real estate investments.

Asset backed loans (no income verification) are 5-6%, a little higher than I would like.  Can anyone offer some creative ideas or solutions?