I Don't have much cash to work with, so I'm trying to figure out my options.

If you are looking for a ton of cash-flow, then Cleveland is the way to go. 

Are you cash flowing the property?

I would suspect that these companies did not decide to go vertical when they were cash-strapped, but in a position of financial security to take on this new risk.

The terms on the HELOC, if you can find one, will most likely be worse than a cash out refinance term sheet I am planning to cash-out refi as much as possible.

Are you cash flowing the property?

I have some cash and want to make it go as far as possible.I appreciate the advice.

I want to get him to understand if our monthly payment is too high, we don't have the extra cash lying around to fix up the other unit and get it to market rents.

I need help deciding if I should keep my primary residence and rent it out or sell it and then move into a new one, I have already done a cash out refi of 60k if we rent it we would get 150-250/ month profit not counting cap ex and if we sold we could get 5k-20k property is worth 250-280 ARV , the property has brand new roof hvac and hardwood floors with in the last year or two we will also be using va loan to buy. ps my wife wants to sell and I want to rent it out 

Team up with another investor or a person who knows a lot about real estate to help with the money needed upfront or extra cash.