Based on my initial analysis, I get the sense that BRRRs are still quite viable in the three Cincinnati, Cleveland, and Columbus.

The problem is, none of it is based on actual comps, and again, the word "cute" doesn't have anything to do with setting those numners.What you need to do is a full analysis of the comps for both rent and sold in your area. 

Of course, all channels can work.. from seller financing to foreclosures.. but from my 30+ years in real estate, I’ve found focusing on cash flow analysis tends to pay off more reliably.So here’s the big question that might help steer your next steps.. what do you think would make landlording less stressful for you.. a property manager, or maybe a smaller property until you get more comfortable?

The amount of equity I call pull is less than the cash I have but not significantly less.When doing this analysis it struck me that it may not be worth using a HELOC for the simple fact that the interest rate is ~9%* while the funds in my high yield account are only yielding ~5%*.

We are trying to get out of analysis paralysis and make our first big move!

That will allow good analysis of sale price appreciation and rental history. 

The last thing I want is to fall into analysis paralysis or burn out chasing something unattainable.

i.e. how do they arrive where they do on analysis...

Need to include income tax, estate tax, gift tax, and property taxes in the analysis of options.

If I'm correct in my analysis, then I'd guess I'm also looking for a mentor if anyone is willing!