Focus on what matters, not on things that have nothing to do with what drives the desired  results.

If my main goal was cash flow, I'd sell all my properties, except one and put the money into index funds/stocks - cash flow has been great the past 3 years.

You could get a loan from a local bank or private lender to fund it

Your financial background is a huge asset, and it’s great that you’re starting locally in Milwaukee while keeping an eye on future expansion.If you’re looking to connect with like-minded investors, the Rental Property Association of Wisconsin is a fantastic resource for networking with rental portfolio owners, accessing legal resources, and finding contractors. https://www.aasew.org/For mentors, funding sources, and flippers, the Milwaukee REIA is another great group to explore. https://www.milwaukeereia.com/I’m a member of both and find unique value in each—maybe we’ll cross paths at a future meeting!

You just need the right funding to make it happen.

A 1031 exchange doesn’t apply, but funding through a self-directed IRA can defer taxes, though profits from debt financing may trigger UBIT.To reduce taxes, consider forming an LLC for better expense deductions, offsetting gains with investment losses, or holding the property for 12+ months to qualify for lower long-term capital gains rates.This post does not create a CPA-Client relationship.

Ideally, you layout all the duties (Find, Underwrite, fund, rehab, manage) and assign a value to each of those based on how much time they might take. 

Anyone can get 4.3% now in a 100% treasury fund (was 5% until recently), virtually risk-free.

Trying to save $$ so I can prepare emergency funds in case of any major repairs etc .

Spreading funds across 2-3 properties could provide diversification and steady cash flow.