Due to current market interest rates, I have a possibility of minimal cash flow with a vinyl property however with the brick property, I'm barely even breaking even.

Just from my limited looking at auctions I dont believe you get a ton of time between "winning" the bid and when you have to pony up the cash.

Extremely low cash needed, some cases, none. 

I can afford to put 20% down and still have a fair amount of cash reserves.

Dividends give you cash flow but usually very little.With Real Estate, you make money 4 ways:- Appreciation (forced vs natural).

Purchase price: $268,750 Cash invested: $60,000 Sale price: $430,000 Contributors: Peter Vekselman Partner Driven, in collaboration with Mike Hardin, successfully completed a fix-and-flip on N Deerview Dr, Lake Villa, IL 60046.

I have Bond for title agreement with Tenant what kind of financing options I can use to cash out for next BRRR.

Yes we believe in having strong cash reserves

I don't have a formula that I use and I'm much less concerned about cash flow than I am equity, although the potential added cash flow in your situation is a really nice bonus. 

If you are looking for cash flow I'd suggest areas like Hueytown, Center Point, Roebuck, Adamsville.