The seller is already in first position and in a perfect world I'm not refinancing out of those terms, and I'm not giving up equity to a money partner. 

My wife of 20 yrs is currently pregnant with our first child and I want to get us out of debt and build our savings.

I also have a LTR single family home with positive cash flow.  

When you are ready to make it happen assure them that you will be looking out for them. 

Risky part with pulling the equity out to use on a BRRR is what if the BRRR goes over budget, doesn't appraise, etc.

There is no perfect software out there.

Both rentals are in a good place for now and my business is cash flowing well.

If direct bookings are an important part of your business strategy, it might be worth exploring other platforms or reaching out to VRBO for further clarification on their monitoring practices and commission policies.Hope this helps!

@Luis Maza Just like there are quality contractors out there and those that are not, the same applies to wholesalers.

If you get a lot of properties it would be fun to have the first tab pulling data for metrics on portfolio performance, monthly cash flow, expenses, etc.