Refinance Options for SFH Rental

[Matthew Morris]

I currently own a SFH home in TN that has been rented for the last 4 years, and the current tenant signed a 5 year lease at $1,500/mo. I am in a 30yr fixed at 5.375% and owe roughly $174k. The current market value ranges anywhere from $215-250k. I am looking to do a straight up refinance to increase the cash flow, or a HELOC to use towards the purchase of additional investment properties. With this being an investment property, I know my conventional bank options are limited. Any tips or recommendations from the community regarding private/creative options are greatly appreciated! Thank you!