Using the BRRRR rental calculator, I am trying to figure out what the cash out would be? 

I live in one and rent the other for $400 cash flow.

That'll require you to determine how much the rehab will cost and pay that up front.

Will be a cash purchase.

is there a way to cash out refinance 2 properties I own?

I am unsure if they are a good investment, but I am leaning towards yes, I don't have anyone around me to ask so I decided to come here.House 1. rents for $825/m the loan will cost me $13,000 as a down payment and $6,000 closing costs, and should cash flow approx $275/m after mortgage payment are made.House 2. rents for $600/m the loan will cost me $13,000 as a down payment and $6,000 closing costs, and should cash flow approx $50/m after mortgage payment are made. 

Purchase price: $82,000 Cash invested: $70,000 Bought a property that someone started a rehab on and finished it up.

Purchase price: $402,000 Cash invested: $80,000 Purchased 2 lakefront lots - one developed with a SFR and the other vacant.

Why not 1031 into cash flowing properties out of state?

Lucy,  I would need to know the numbers to say, and whether this is a cash deal or mortgaged.I had looked at College Station myself, but concluded that it does not pencil out.I own a SF house in an upscale area of McAllen, TX and a quadplex nearby.So far, TX has been my worst market - property taxes just ruin the cash-flow.