I personally think the multifamily market is insane in the NW corner, but I can show you what to do if I was in your shoes in my humble opinion. 

If I'm in your shoes, I would advise on letting tenants know that lease reviews will be conducted prior to lease ending so they're not too caught off guard during renewal period.

If I was in your shoes, I would gobble up 10 SFR’s with 1/2 of that capital, keeping the other 1/2 for the rainy day fund.  

If I were in your shoes, as much as I would want to earn $$$, I don't see how that would be good for them or you.  

( Note: Using Va Home Loan to buy Multifamily and will live in 1 apartment for 1st year ) My Goal: With this 1st Multifamily ... goal is cash flow and appreciation 1) Considering Orlando area, but What areas of Florida should I consider buying my 1st 3-4 family house and why2) If you were in my shoes as a 1st time multifamily investor what steps would you take to minimize costly mistake & maximize investment 3) what book do you Recommend to read as a 1st time Multifamily Investor 

Put yourself in the Sellers shoes… if a buyer is wanting a $120k discount and screaming at the top of their lungs that that’s what it’s worth… wouldn’t you as a Seller just then take the chance and let you go on your merry way and immediately drop the price by $5k, $10k heck even $30k ?

If I were in your shoes I would definitely lean towards the HELOC.

"Just doing it" sounds great when you're buying basketball shoes, but will lead you to financial disaster. 

Either way you’re not paying for it, seller pays for it(at least in Florida) So if I were in your shoes I would find a good realtor who will get you the best deal just my 2 cents.

If I'm in your shoes, I recommend going to a few real estate meetups to get the quickest lift for your current journey.