my flip was supposed to be a BRRRR, but it wasn't going to work - it wasn't going to appraise high enough or cash flow. 

If your retirement utterly depends on having adequate cash flow from your properties, any downturns will cripple you.

I typically advice a cash out refi over a HELOC if you have an immediate use for the funds since HELOCs have variable interest rates, but you also want to take your current interest rate into consideration.

With a low mortgage of $1008, i was able to rent this property for $2400 effectively cash flowing about $1200 per month.

And by turnkey, either going through a turnkey provider company, or if you're in Minneapolis, I'd imagine there are local cash flow options, so you could just focus on finding a property that's in good turnkey condition so it requires less work.

I want to buy a few more cash-flowing rentals in this area.

For my real estate investor friends, we have always underwritten our deals based on the deal cash flowing under current market conditions and not speculating on needing to refinance when rates are lower.

I would like to just rent it out for cash flow.

The cost of entry is low, and cash flow is high.

Definitely a cash flow versus appreciation play.