Section 8 would tend to carry higher repair and as a result, additional vacancy.OP’s definition of cash flow is rent minus piti.  

You could build a crazy amount of wealth and a great career doing that.

I would like to purchase another property so I looked into a heloc and a cash out refinance and it looks like I would qualify for about 75000 max which would be enough to put a down payment on another property and rehab it, but I still haven’t paid myself back from the original property rehab.

I also practice as a Realtor because I enjoy it and it is extra income.So as an investor, your options are to get your RE license and have access to a lot of tools and do the research yourself (therefore you're paying with time, energy and a little money) or you work with a great realtor/investor in the specific market you're looking into.

For me a good SFH is going to be $300K now (which doesn’t make sense) and a 4-6 unit is between $375K-450K.

Not likely), vacancy (@ 8% for me), and a possible PM (10% normally).I recommend you reach out to a local seasoned investor and have them run your #s with you, as the #s depend on how you manage it (how hands on you are) and also local pricing.

Like Having a great base of index funds and a fully funded IRA before throwing savings into crypto or the newest AI quantum-powered dog walking business! 

Add 2 points and a processing fee for the broker an underwriting fee for the lender and various and sundry closing costs and you're golden.

There is no real reason to use illegals, there's just no real benefit to it and a lot of downside.

no one killed that we know of so far but several injuries and a few neighborhoods hit pretty badly.