Lastly, if you can't find yourself to trust a GC, which I get it, there's just some bad GCs, you can always try to restructure the deal so that they are incentivized to save you time and money.

Rate _ 2.5% (locked in)Refi Cost _ $20KEquity Pulled _ $124KNew loan Amount _ $352KOklahoma Renal: Loan Ballance _ $124KDebt Service _ $840Property MNGT _ $125Escrow _ $285Rent _ $1250Cash Flow (after restructure) _ $540, (I am subtracting $300 for the new home loan increase, escrow, & property management fees at 10%) If it were all up to me, I would sell both properties and purchase without a second thought.

I know we won’t be able to avoid all backpedaling, but I don’t want to have to restructure later, transferring properties and missing documentation necessary for tax benefits because I didn’t know to save it. 

So if you do want a HELOC get it before you move out.HELOC - Pros: Fast cash, easy access, flexible; Cons: Floating rates or higher rates, less available equity as cash, short AMMO; use to take advantage of opportunities quickly then find long-term financing later, best to pay of quickly due to increased expense over other financing optionsCash Out Refi Mortgage - Pros: Excellent terms (low INT, long AMMO, higher LTV=more cash), stable/low INT rates; Con: SLOOOWWW to take out compared to HELOC, slower to reorganize/restructure or close out; generally these are good for financing other deals that are longer term and stabilized in nature. 

You mentioned this was an all cash sale but, might there be a way to re-structure the deal that wouldn't be as capital intensive?

Complete landscape restructure outdoors both in front and behind the units.

Otherwise, the wholesalers would need to restructure the deal to accommodate for your financing. 

A retirement plan may include restructuring your current mortgages to reduce the years in the loan term (i.e. going from a 30yr loan to a 15 year).

This is ok when times are good but the moment interest rates go back up and banks start restructuring their portfolios we're going to have a lot of investors not able to cover the debt service.

simple ascetics and financial restructuring Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?