A few used HELOCs on their residences too.What makes cash-out refi's and HELOCs difficult now are the high-interest rates.You mentioned the possibility of selling your property and buying another property through a 1031 exchange.

As @Henry Clark mentioned, your soft cost and site work seem high.

If you’re looking for newer class B multifamily, they exist, but you do have to wait for them sometimes and act fast. you’re looking for C or D multifamily, they are available more often.

Can't wait to see you grow.

You mentioned LTR & house flipping in the same post which raises an eyebrow for me since a lot of new investors don't do well by immediately jumping into house flipping. 

We are doing everything we can to hold off until then but with the increase in taxes, insurance, and debt; it's really getting difficult to be able to wait it out.

You have to "drive the neighborhoods and look for areas she would want to raise kids", like @Glen Wiley mentioned.

Its worth mentioning that all local cleaners work on that schedule too so they're already local to add you as part of the cleaning schedule.

Wait, let me get this straight... 

This profession can be tough, especially when starting out for reasons mentioned above, but it is also extremely rewarding, fun, and allows you the freedom to live life the way that you want to live it rather than sitting in a cubicle being yelled at by 4 different bosses about a deadline.