I want to turn this business into a consistent cash-flow business and buy/flip business.

Be sure you calculate the expense of repaying the HELOC in a reasonable amount of time into your cash-flow analysis of any property you purchase with the funds.

Are you looking for cash flow or are you  more interested in appreciation?

This will allow me to pay for the upgrades with the rental cash flow and stagger the costs so I don’t need to pay out of pocket up front.  

Right now I’m in the learning stages before we pull the trigger to find that right property in Spring or Summer next year.Our main objectives are:1) Build financial freedom through cash flow.2) Looking to buy and hold rental properties.3) Finding a solid deal with good numbers for our first property.

I am re-allocating capital from some value plays to cash flow plays...in MHP, SS, and MF. 

@Eleu Lee 4.6 cap,  negative COC, negative cash flow, .65 income to expense ratio, ....are you rolling the dice and putting everything on red for appreciation or am I missing something here?

Just buy rental units that have positive cash flow on day 1. 

Those are the people that I think will either validate or make you re-evaluate your calculations.Try not to make pleasing the seller an issue with financing, If you go trying to support a 10 year mortgage when you don't have the financial cushion set aside or cash flow generated for repairs, CAPX, evictions etc. 

I strongly believe that even if I buy a cash flow negative property here, it will be positive within a few years.