Basically what I'm talking about is cash reserves, or a tappable cash source to weather out the storms that come with the ups and downs of the market over time.Just my 2 cents! 

The Tampa Bay area can really be the best of both worlds in terms of appreciation and cash flow, as long as you execute correctly.

Still good cash flow. 

I used to work in finance and we could get clients approved for a HELOC in less than 24 hours which will be much quicker than the cash out finance.

Are you living off cash flow alone?

you could take $300K and purchase one property for cash. 

I bought a single family home for cash in November, did the renovations and now have tenants.

My dilemma has been that I've gotten a little behind on some revolving debt that selling this property now could eliminate in addition to giving me cash on hand to trade into some better value or start a new construction duplex project I've been wanting to start.

Then you can read a more in-depth book like The Book On Rental Property Investing by Brandon Turner or The Unofficial Guide to Real Estate Investing by Spencer Strauss.Here's a guide that teaches you how to analyze a property.https://www.biggerpockets.com/blog/rental-property-cash-flow...Finding deal that cash flow is the easy part.

Was that purchase money, rate and term refi, or cash out refi?