What is the best way to raise capital?

I am new to the site.

Whats best way to raise capital towards multifamily homes? I already own 3 but need capital to buy more properties.

Im not asking family

I don't have access to LOC or HELOC.

I am not borrowing hard money.

I currently borrow from some people at 8% with p&i payments.

Any suggestions?

Down payments are usually 25% which tends to be 70-150k