I am guessing the single family market is over saturated there, so you probably couldn't pick up a deal like this again, right?

My parents are in the process of selling two properties (single family) and they will close next week.

So for a single family home the value is $80k.

Is it single family?

we manage quite a few single families there as well.

Many lenders also will require 25% down on  2-4 unit owner occupied properties if you currently owner occupy a single family home.Just a heads up.

I've seen alot of companies who put together packet's to start up a work-at-home kit, i could find the notes, but i don't know where or who to go to , to get them cashed out for a would- be client.

In her examples, I only caught a single decision you face without good data to analyze, and then you look at the other aspects. 

Use a chunk of the HELOC for a small single family, rehab it and refinance it to get my money back to pay off the HELOC.Use the cash out refinance as a down payment on something smaller for more BRRR actionIs there a path I'm not seeing?

I have significant investment capital and a couple of single family properties that I own free and clear.