Used funds to pay other debt off plus out cash in the side.  

Just ensure the agreement is clear and formalized.Pooling reserves across properties might make sense if you’re confident in your cash flow and other contingencies.

Cash flow has been hampered by an increase in cost of ownership recently, specifically insurance. 

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.

Would a cash out refi be under commercial terms since the property(s) are under LLC?

Purchase price: $70,000 Cash invested: $60,000 Sale price: $70,000 Have under contract for $70K and will rehab.

I'm in need of investor-friendly realtors who can help me (like a PM) to find and walk cash flowing opportunities to offer on.

Yea the area doesn't look like it will appreciate much, I mainly look for cash flow.  

While offering the “cash flow tranche” of a SFR might not be viable, the cash flow tranche of a portfolio of say triple net leased properties may be much more viable.  

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.