They pay me good monthly cash flow and are paying off my mortgages, and I do them a solid once in a while and let them improve my homes the way they want.

If it is light, a dscr purchase would be a great option as it is typically 30 year fixed and around 7% give or take depending on cash flow, credit, and leverage. 

You can refinance next year when rates drop, which could lower your mortgage payments and give you some extra cash.

From cash flow point, not sure if it would make much sense to invest 180k to have an income of may be 900$/ month (that is if we dont use loan).

I am hoping to pull pull out the cash from the home to make a large purchase.

I'd get a small HELOC in combination with cash and/or partner with someone else to get a deal done.

Anyone buy with all cash?

If so, given everything you have described - another option might be to cash out of it and take the money and run.  

Purchase price: $45,000 Cash invested: $12,000 Sale price: $124,000 Old single family home I flipped with some structural repairs, sanding and refinishing original hardwoods, new kitchen, light bathroom update, paint inside and out, and other cosmetic touches

Requesting Buyer to assist on Closing CostsWe requested the seller to offer cash towards our closing costs.