where to get cash to buy an investment property

Hi,

I bought one invesment property with cash a while back and thinking to buy a second one but lack of cash.

Any ideas what should be a good option to get a loan to purchase a new investment property?

1) get a line of credit from the owned investment property? local bank offered 5% lock rate for 10 yrs.

2) get a mortgage for the potential investment proerty? seems like a lot of banks do not to do this type of services and i may lose the bargain leverage with the seller.

3) get a commerical mortgage from a bank? but rate will be much higher... i was told around 7%. is it high?

Appreicated your input.

Thanks