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.

We don’t have an immediate need for the cash and current rates are attractive, so would love to hear what the pro/cons of seller financing are in this situation?

The most important rule is to have the cash flow of the new property be able to pay all its expenses, mortgage, AND the line of credit back.

As you can see by the attached photo I am tracking current cash flow as well as what my cash flow would be if my properties were fully paid off. 

If maintaining cash flow is your primary objective, you might want to explore other options.

I’m considering doing a cash-out refinance, not sure what the best options is , to use the rental property or the rehab property.

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

You don't want to cash-out refi and then be sitting on cash costing you 7% while you search for a deal.

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

With substantial equity in your Fort Worth rental, a cash-out refinance could free up funds to purchase additional properties.