And because you can put so much less money down, your Cash on Cash Return is even higher.

I have been considering asking to buy the single family in cash to separate the deal but would like that amount to be subtracted from the purchase price while keeping the cash I would spend on the down payment the same to include the single family that way the seller gets the same amount of cash upfront.

I’m in Ohio, so I can purchase a property with $40k cash out, invest $10k in repairs, and rent for a couple hundred above the monthly operating costs.

Granted once I rent out the unit I leave, after vacancy and everything we would cash flow almost 400(minus heloc as well)All the deals I find.

You will likely have negative initial cash flow reducing this return, but typically the negative cash flow is short lived. 

assuming you use all cash - and setting aside closing and holding costs for now - you're in for 150K. 

@Robert BriggsSince a cash-out refi and HELOC aren’t viable options in Texas, and personal loans have high interest rates, consider a few alternatives.

Purchase price: $50,000 Cash invested: $50,000 My first investment was a three unit deal for $50,000 cash.

Purchase price: $65,000 Cash invested: $11,000 Our first investment has been a long time coming.

Purchase price: $40,000 Cash invested: $65,000 Purchased this 2 bedroom, 2 bath mobile home on a 2 acre lot with well and septic.