I'd encourage you personally to either consider a strategy that allows you to add value quickly and get out quickly (a Flip or BRRRR) if the HELOC is your current only/best option for cash, and/or to simply save up.

To save money, management raised the wind and hail insurance deductible from 5 to 10 percent.

I think when everyone is on the same page, it saves a headache. 

If nothing else, and you decide to sell with a 1031, something to consider would be trying to time the sale towards the beginning of the calendar year so it gives you max time to potentially re-invest into something that will offset the gain, and/or strategize some additional tax savings. 

I had enough in savings to start my journey in Real Estate.

I have the credit score and make a good monthly living but I have no cash save up but have 2 cash flowing rental properties with one of them having some equity.

Consider saving the 40-60k and maybe just spend a little extra on cozying up the place and making it more attractive. 

The plumber had to drive to the store to get the right sized part, and then also was not told that he didn't have to install the tenant's washer which would have saved us money because he called a second plumber to come over and help him lift the washer.

How does it save me money if I keep increasing the balance of the loan product.See how they answer those questions.

I agree with the posts above, save money and make yourself someone people want to lend to.  35% equity with no money in your pocket isn't a good deal for a lender.  35% equity on top of a 25% down payment with 6 mo of reserves in your pocket is probably a much better deal for a lender.