We've built a solid portfolio and I want to ensure that I am maximizing its potential so that I can position myself to do more. 

Quote from @David Freed:You could also look at Farmers Branch and Addison potentially. 

Areas like Emmaus and Bethlehem Township offer attractive opportunities for house flipping, with their mix of suburban appeal and potential for growth.

If you’re still weighing your options between Salem and Portland, I’d recommend Salem for its easier entry points and cash flow potential, particularly for a BRRRR newbie.

BP also has a great rental property tool that will help you to analyse potential properties. 

I’m not sure how common these situations are but I figured if I’m having to go through it and learn the process of this situation maybe I can share it and potentially help others 

They are getting what they really want, and you are crafting the deal to where it will still make sense for you.One potential issue is if what is most important to them is also important to you.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Look for neighborhoods with strong rental demand and potential for appreciation.

It seems like you aren't working with the best team... they could have given you better advice.That said, I would consider potentially sticking it out unless the burden of the HELOC is too much.