There will always be other opportunities...For the next property, try to buy with cash, rehab, put tenant in place, and then cash-out refinance with mortgage or ELOC to replenish cash reserves and/or repay acquisition debt.To acquire the cash for the investment purchase, you can take out a HELOC on your primary residence (if you own your own home), personal loans from family/friends (if you have that option), or even 0% credit card offers (what I've done).Best of the luck with the next one!

After seasoning I would cash out to replenish the HELOC.Any help on this is appreciated.

don't know the law in TN on this.. but that's what I see with many.. when you get set up with them they require a 1 to 3k dollar deposit into their client trust account and they use this for repairs and you replenish upon request.  

A couple things that come to mind are 1) The labor force for construction will probably replenish since there are so many oil field workers that will be looking for jobs. 2) If any of the oils field workers saved any of the boat loads of money they made, will they be buying homes or driving the rental market up? 

They can replenish supplies for you.You can get a handyman to take care of small issues.Think about it this way is the PM doing much more than hiring out everything that you can hire out?

In addition, you still have to replenish it once things get back to normal.

Appraisal came in at $100,000 and given one local bank in my town will lend at 85/15 LTV, I could have pulled out all of my original capital plus some, however, to be conservative chose to just pull out initial investment of $70k so that HELOC could be replenished for next purchase.

Once an investor has enough money in the bank to handle any major repair, and enough cash flow to replenish that reserve, they pretty much let things be and move on.

Again, I feel like if you leave any money in--especially tens of thousands of dollars--that this ads up and you have to keep replenishing your capital.

Then add in toiletries and a small percentage for replacing towels and sheets or anything minor that might need replenishing.