@Zachary PesickaA HELOC is always risky in the long term, just because of the risk of rates going up, but if you plan to pay it off quickly by doing a cash out refinance on the new property, than it can work well, for the simple fact that you don't have money sitting in an account, waiting to purchase the new property. 

Still waiting on the contract, but I have Michael D.

@Eric Finn - I have seen Zillow estimates be extremely close, and I have seen them be off by hundreds of thousands of dollars.

I can gamble and wait till I sell my flip but not sure if the timing is going to be right.  

Wait and get the right deal if possible.

You will need to wait 6 months to get a loan on the ARV ($120K), but you'll get much of your initial investment back.Try it for a year or two.

Is this worth the couple thousand in costs to get licensed..???

To refi now or wait...I am at a point where I am about to refi a rental property in Reseda, California that is undergoing construction of a garage conversion to a ADU.

This is exactly what you describe but with thousands of agents already signed up.

The last thing we have been debating is if we should wait one more year to sell or rent it out just to avoid the taxes.