Purchase price: $645,000 Cash invested: $516,000 80% cash purchase.2,437 sq ft Duplex, with 3b 2b for the front unit (1331), 4b 2b for the back unit (1333).   

I have some brand new homes in Phoenix that cash flow with 25% down.

As long as the property cash flows, that's what is mainly needed. 

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.

My concern is doing the cash out refi on my other rental and causing a new and much higher payment on it that I can't just pay off like a loan.

The check has been cashed and it's still not settled with me.

This implies my cash flow will improve quickly and over a long hold is likely to have better cash flow than the low RE cost market that had better initial cash flow.  

I'm open to properties were cap rate is around 10%+ and Return on Cash is 10%-20%. 

Are you cash flowing the property?

I'm struggling because the first 3 homes I bought were homerun off market deals 3-4 years ago w/ great cash flow and appreciation.