I plan to utilize some cash, margin loan, 401k loan, and a HELOC as a down payment.My first house hack (now an out of state investment) has a Zestimate of $530K, and I have $266K left on the loan.

That looks pretty bad for your cash flow.

Is there debt on the property or are you doing all cash?

Especially in Dayton, where you'll get that high cash-flow. 

Unless you paid cash?

While Colorado's market can be challenging due to high prices, exploring suburbs like Colorado Springs or Pueblo, or even considering out-of-state markets in the Midwest or Southeast, can open up better cash flow opportunities.

You're netting $5k/mo and have no cash available and you're working a civil engineering job?

Thanks for the feedback; some quick stats: 9 doors across 4 states, about 50% LTV ratio with a Net Income of about 17% and cash on cash of about 3%.....in fairness those numbers include some overall business expenses not tied directly to one specific property.

It's the cash you put in that's your cost for the property. 

What you’re suggesting is not cash flow, it’s return of principle, giving her her own money back  If she sells with your deal.