With rates being as high as they are currently, I'm trying to determine if I come out ahead just selling my existing investment property with no 1031 or doing a 1031 followed by a HELOC or home equity instead of locking my capital up in the 1031.

They do exist. 

I'm interested in Henderson for its proximity and AZ because I have family there, but am hesitant because I've heard that cashflowing properties are non-existent/extremely hard to find. 

It’s like unlocking the potential of your existing assets!

Such a property in Souther CA does not exist but if it did it would be an easy 8 digits. 

That covers the existing structure and the renovations as they are incorporated. 

You can read many books and do so many training, courses, etc bu they won't teach you the stress when something broke and it has to be fix in the day or the whole project goes south.Easy big money does not exist.

Do lists exist? 

Unicorn deal (they exist - we found one this year)I'd strongly advise staying away from new MFHs in this area - the supply is now exceeding demand. 

When I say "quality" i mean the quality of the neighborhood, and not necessarily the property.For example I am looking at a property that is being short listed for 20k fully renovated (zillow estimate is 35k) but it's in a depressed area with a few rowhouses boarded up around it, but there is an existing tenant there and the rent, cap rate, and cash flow look excellent on paper.