First, determine what your lender offers in terms of Loan-to-Cost (LTC) for acquisitions and the maximum Loan-to-Value (LTV) for a seasoned cash-out refinance.

I budgeted about 45k in cash to renovate the master bathroom, kitchen, guest bathroom, and painting the interior.

Its tough to get cash flow right now unless you are buying in Midwest markets.

You learn a lot and can cut out costs and save more for cash flow.

I have access to cash so that is a possibility if the title work can be expedited. 

Using a HELOC  is a great idea as it is essentially a cash purchase.

Locally interest rates have less of an effect on the market than they do nationwide with the majority of transactions being cash.

With properties rented out and mortgages covered at minimum, I will be able to save 8k/month.First property I have a year long lease in place and that cash flows about $200/month (expenses $1450, income $1675).

I bring the hustle and knowledge just not the cash flow. 

Think of whole life insurance as a place to store cash rather than an investment.That cash can then be used to perform your real estate investment activities.The benefit is that you do not have to liquidate your cash account (life insurance cash value).