A real estate license will save you a lot of money in the long run as you can capture the commissions on the buy and sell side in addition to providing MLS access for data you can't get elswhere. 

@Selina M StoneI assume you’re married or have a partner now that accessed the same money, hence the you not being in control part.

We finally got access to the two upper units via the owners and were able to turn the water off.

This will help you gain access to off-market properties so that you can add even more value to your investor clients.Learn the market and build relationships...

Right now you seem comfortable with illiquid real estate investing, but will you need access to that capital if an emergency hits. 

That being said brokers typically have access to CoStar data.

In the rare occasions where I have not been given access I have walked around the property, peered through the windows, etc. and made an even LOWER offer since I didn't know the full story. 

I like the idea of paying down your debts and getting rid of a car payment, but you can do this much quicker with access to that capital you are locking up. 

Duplex is worth between 160-180k.I was thinking about paying off duplex to increase cash flow and then taking out heloc to still have access to funds.

You always have access to your CONTRIBUTIONS (not earnings/growth) tax and penalty free.