Also, the ability to find good deals with an accurate budget to complete the project up front from some good project managers/general contractors.

I think it is fair to say that there is somewhat of a tradeoff between markets that provide positive cash flow on day one and relatively high appreciation-based markets.

This deal doesn't meet the 2% or 50% rule of thumb, but it has positive cash flow and is in a growing market, according to the latest 2024 Top 100 data from BP. 

While I’ve considered cash-out refinancing or HELOCs, the high rates make these options less appealing.I’m debating between using cash to acquire more SFRs or diversifying into mixed-use retail properties.

They only accept cash.

I'm very new to investing and weighing which options would benefit me the most.Option 1:  Use the cash as down payment on another primary residence and rent out the current.

You can do a cash out refinance and pull equity out that way.

Purchase price: $265,000 Cash invested: $200,000 1930’s historic home with a converted garage.

The price points do make it hard to cash flow even with the lower interest rate subject tos. 

At those price points I'm assuming this is a more cash flow area like the rust belt, or other mid west geography.