Here's my problem, I've invested pretty much all of the cash that I have and have hit a plateau. 

Cash flow2.

My plan is to buy the house subject to their existing mortgage, renovate the property, refinance it and pay off their remaining loan balance using the money from the cash out refinance.

I have multiple lenders that can do 100% financing for your short-term rehab loans and long-term DSCR cash-out loan options to refinance and hold the property once it has been rehabbed.

Hi KyleThe way most real estate for sale is priced these days there’s little to no cash flow after debt service with 25% down - borrowing a down payment would put the investor in a negative monthly position. 

Mostly due to the fact my spouse and I agreed on her to have zero involvment in any sort of RE investing (and its our home) I think once you have a good 6-12 months of reserve cash (operating expenses for your own life saved as a back up incase things go bad) save enough liquidity to get the ball rolling on your first invesment.

I suggest 6 months of expenses to keep in cash.

At this point, I LOVE having cash on hand.

Cash offers would net you less.  

Best I can tell all in all we about 3X cash on cash over 5 years.infil lots depending on lot we could double our money in 9 to 12 months cash on cash.. so on and so forth.