I know a lot of investors have done very well in Peirce County but I just haven't learned or know enough about that market to make an investment there.Washington state properties are expensive and can be difficult to make breakeven let alone cash flow at this moment due to the combination of high prices and interest rates. 

If you find a Duplex or greater for under $250K and with rents common to the market at or above $1200 a door then you have some cash flow. 

I asked if he was willing to sell the house cash? 

Quote from @Sherief Elbassuoni: Whenever I have cash, I put it as a downpayment for a new rental.Even if you got 4-5%, this is less than inflation, so your money is loosing valueMonth over month inflation is more current information than year over year...and it has been near zero in total for the past nine months and negative for 5 of those 9 months. 

If they're cash flowing super well, why sell or take out a HELOC? 

Why would you take your cash, and spend it on a property you don't need to spend it on, instead of using that cash to increase your properties,...and income.

Purchase price: $240,000 Cash invested: $60,000 purchased this distressed duplex using owner financing for $240K and a $60K hard money loan for renovations.

That’s real income instead your pocket, even if it’s not cash.

It's time to run the numbers to determine the cash-flow.

If your goal is to have a cash flowing portfolio of rentals.