Since you have a property manager that wouldn't affect your rental business.

(I hope I'm not repeating myself.)Now, if you want your buyers to buy, then you need to make sure you have a good deal to present to them. 

Currently looking to invest in 3BD 2bth condo rent out my current home and repeat the process.

I’m sure you have seen it all over this site but it stands for Buy, Rehab, Rent, Refinance, Repeat.

The crime is not ideal in this area but not at the point where my wife and kids have ever felt threatened walking down the streets at night but again, something that I will definitely look deeper into.As you mentioned this is the MLS listing and the numbers that I ran were for th asking price,   All of the valuable insight that you have affected really gives me the info needed to either walk away or make the appropriate bid on the property.Thank you sooooooo much for taking all of the time and effort that you put into this eval, I can’t begin to express how much it means to my wife and I.Thanks again,Tim

Price and the loan will also affect you considerably. 

Which means if I’m buying from turnkey I lose any instant equity, but it doesn’t mean I have to lose the next few years equity upfrontSecond, I don’t see this as legit, because that wasn’t mentioned upfront, we went through a series of emails over the span of 20 days, and I already ran the number using the inputs I have, adding an unexpected $10K in an 8 pages contract which you haven’t mentioned anything about is not a good sign, and it will also affect the COC greatly since the purchase price is $130K and the down payment is $32k, that’s almost 30% of the investment cash

In theory would I take the HELOC money, make an all cash offer on an investment property, take another HELOC on the new property and repay the old HELOC and just rinse and repeat forever and ever ?

Check with local municipalities especially with Planning and zoning if there are any new proposals for grocery centers like Kroger or Meijer with fuel stations or any new developments being proposed in the local vicinity that would affect the business. 

While it's more profitable for me in most cases to take the house back, I'd rather have a borrower come back repeatedly.