strategy options to finance a deal

Hello All,

I currently own two properties (one of which is my home and have a mortgage on) and the other is my rental property where I get a couple hundred bucks of ROI after all expenses. I purchased this rental property approximately six months ago and everything has been going great. At this point, I would like to continue and hopefully find another good deal. My only issue now is that I do not have enough cash in my hands for another deal (down payment, closing costs etc). I have already refinanced my own home mortgage for other personal reasons. That being said, I did some research and have been thinking about doing a HELOC on my rental property to fund the next rental down payment and then maybe refinance that property down the road.

Does anyone have any other ideas of how I may find a way to fund new deals considering my above mentioned circumstances.

P.S. I currently have a full time 9am-5pm.

Thanks in advance,

-Ali Kattan