We have done great with those, but without market appreciation we would not yet have been able to extract all of our investment costs (due to a combination of low LTV and conservative refi appraisals). 

I'm going to take everybody's advise and combine it to come up with the solution.

The ARV is based on a combination of the CMA (which noted it to be 130-140k), but more realistically the reason I offered on it was I looked at the recently sold homes on zillow and 2 properties adjacent, similar square feet (1430), and 3/2 sold for around 120k within the last year fully remodeled.  

Since I originally posted I had an ACV DP-3 quote come back from Flagship that was $2200 but was at 80% co-insurance which I thought was also pretty bad considering it's ACV, but time will tell as I have a few more quotes coming in combined with the company you just gave me.

And listing 3 combining both houses under one listing.

I've read a lot of blogs and strategies to follow and I've reached a conclusion on flipping and BRRRR as a good combination for building wealth in real estate.

@Lior Rozhansky, The strategy that @Michelle Costello is contemplating is to combine a primary residence sale and 1031 on the same property. 

If you go to the same bank as your mortgage, they'll probably let you take out 89.9% of the value of your house (mortgage + HELOC combined). 

If you can find a good marketplace plan that combined with gap insurance gives you pretty good coverage, then it might not be as intimidating as it seems. 

I recently refinanced the mortgage on my primary residence and combined the loans I took out to purchase my investment properties.