For you specifically, I'd highly recommend ditching the car payment and opting for a car that you own outright.

Also, should I ditch the SFR idea and go straight into multi unit complexes (duplexes, condos, apartments) if I have the funds?  

You have the money but no job, they have a job but no cash and they are probably looking for ways to ditch the job and someday have extra cash.

There's a lot of shiny objects out there now that are luring people to ditch their 9-5 to become their own boss and find a lifestyle design model that they enjoy more than the one they're stuck in.

Think of it as a Hail Mary last ditch effort . 

Depending on what your goals are, it might even benefit you to have some landlord experience if you are looking to get into rentals before you ditch the W2 job. 

Now that I realize my plan is actually working I decided that I was going to keep all my equity in play anyway so I ditched the HELOC and just did a cash out refinance to lock in the lower rate.

After we strongly advised him NO, he blocked us, dropped us & then his sister tells me he was out $12k before she ditched him.

I'd ditch the lender and make a few calls to find one that can process the loan you want.

When the rain lets up and the ditches dry, that project will be moving forward.