But for various reasons, she isn't interested in taking on that risk or work.Houses on this street have gone for more than 1m several times.

There is no point in taking financial risk for an ordinary deal you can pick up any day.

And there is hot spots you would recommend I'm interested in taking a look at them.

The question is should we refinance the current property we are in take out a home equity loan of credit (which should yield $60K to $75K ) and purchase a BRRRR property instead?

If they are not an investor or have limited first hand knowledge of the market you are interested in, take their advise as one of concern for your wellbeing but not necessarily in your best interest.

However if you have a pump or a water intake issue in most cases the repair will cost over 50% and some times as much as a new basic dishwasher.

@Abel Curiel I would definitely be interested in taking the advice of @Inemesit.

The biggest thing I would be questioning is how solid is the area you bought in? Take

Providing MLS access with targeted auto searches, then providing tax records, area rental history, and flood zone asap on any property marked as a potential is very valuable, easy to do and saves a lot of time as if it doesn't pass that initial evaluation, no sense in taking it further. 

I believe in taking care of those who take care of me.