I was thinking of adding a awning for shade and pavers on ground . since the units are so small  this extra space could also fit a table for dining besides making the laundry area shaded .will it help to increase rent ?

I think the buyer is willing to go the extra mile.

I already utilize a pretty good texting service, so I'm not looking to pay for extra features.

I then recommend doing a cash out refi on the new investment property on the refinance portion of BRRR to pay off the HELOC which would allow you to draw against the HELOC again during the repeat portion of BRRR while once again avoiding closing costs.If you do a cash out refi of your primary to fund the purchase and rehab, you likely will have a large amount of closing costs, and since it could take a month or more to be approved, you likely wouldn't be able to take out the exact amount needed which means you will be paying extra closing costs and additional monthly interest charge that could have been avoided with a HELOC. 

If I were to completely remodel the home with an extra 20K in renovations. 

Or is it more of an extra measure used to be more confident in a property's ability to cash flow?

I realized that this type of deal carry an extra layer of stress since I was working with family and I want to make sure they got good value but at the end we had a great product, sold for more than originally expected and everyone was happy.

Close took a few extra weeks, but so have all my other loans in the last year. 

I added an extra $175/month in cash flow with very little cost (I think it was like $2,200 for the refi).

I added an extra $175/month in cash flow with very little cost (I think it was like $2,200 for the refi).