One thing you might do is sell your more expensive properties and buy less expensive ones. 

What kind of commercial properties are you looking into?

This is the only property we’ve ever seller financed, in case that clears up any questions you have about Dodd-Frank compliance implications.

Here is a newly created resource on BiggerPockets, which touches out cost segregation, accelerated depreciation, bonus depreciation, depreciation recapture, Real Estate Professional Status (REPS), STR Loophole / STR Strategy, example properties, and more.Cost Segregation 101 Author: Sean GrahamHappy to answer questions :)

I have a property that I could sell for somewhere around 400 K with owner financing.

After selling the property, my real estate investing journey went on hold for several years while my family grew to a wife and three beautiful daughters. 

-------------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

I found a property in my area that would produce decent cash flow and appreciation; however, I would have to use funds from a HELOC on a different rental property for the down payment.

The vast majority of properties at their available prices will not meet this requirement.  

In Collin County, consider properties with strong appreciation potential in areas like Plano or Frisco.