Given you rental properties cash flows positive after the cash our refinance, this sound like a more safer route.

Deal flow is tight, but a good deal will pop up when you least expect it if you keep pounding the pavement and networking like you’re doing so just be prepared when the right deal comes along.

Don't let that scare you, you really need an investor agent that also focuses on the BRRRR method that has all of the connections, deal flow, resources, & hustle to land good deals.

It also has the potential to be a B quadrant business and I quadrant investment (for those of you who know the cash flow quadrant).It's great to get training but make sure you trust the source.

you could pull a HELOC for the down payment and use the cash flow to pay the HELOC

Some pros with turnkey: you don’t have to source deals, no rehabbing, streamlined process, fully rehabbed property(with the good companies), some can come with tenants in place cash flowing from purchase. 

The ducts/vents of the house were cleaned not to long ago and the tenant wont let the PM have more testing done or mitigation. 

Cash flowing positive.

I'm not desperate for immediate cash flow, but I also don't want to invest in anything with negative cash flow.Any advice would be greatly appreciated!

If not, hire an attorney to clean up the current mess, then pass it on to a PM.