@Nate WilliamsWith one income, two kids, and limited cash flow, minimizing risk is key.

Use the funds to buy 1 -2 LTR rentals cash or use a loan and get 3 - 5 LTR's.

Until I am considering building cash flow with launch an ATM business then using that cash flow to invest into BRRRR deals and then BTR deals. 

I ran the numbers two ways: selling vs cash out refi back up to a 75% LTV.

Monthly cash flow is positive. 

I want $140k cash flow a year!

Are you cash flowing the property?

Can you elaborate more on the cash-out refinance?

Negotiating a better interest rate on your refinance would reduce your monthly mortgage payments, helping boost cash flow.

Here's the deal:Purchase Price (PP): $95kRenovation Budget (via HML): $60kTotal All-In Cost: $155kARV (After Repair Value): Around $200kRefinance (via DSCR Loan): 7% interest, 30-year fixedRefinance Details: After the refi, I will pay back the Hard Money Loan (HML) at 11.95% with 3 points:HML: $60,000Interest/fees: $3,585Other costs: $1,800Total to pay back HML: $65,385After the refi, I will have $84,615 left in cash.Cash Flow & Expenses:Expected Rent Income: $1,700/monthProperty Management (PM): $126/monthInsurance: $100/monthTaxes: $126/monthMortgage: $1,043.75/monthTotal Expenses: $1,395.75/monthSo my monthly cash flow is about:$1,700 - $1,395.75 = $304.25/month in cash flow.Return on Investment:Cash Invested After Refi: About $18,385 (after paying off HML and closing costs).Annual Cash Flow: $304.25 * 12 = $3,651Cash-on-Cash Return (CoC): $3,651 / $18,385 = 19.8%I didn’t account for maintenance costs since it’s a full gut rehab, and everything is brand new.