Purchase price: $115,000 Cash invested: $42,000 Sale price: $168,000 Unfortunately, we bought this property as a buy and hold property, and our research led us to believe that this neighborhood was up and coming not in a bad area of Jacksonville.

Soon there will be a refinancing event wherein I will be cashed out. 

You didn't write how much 'sweat equity' you put into this place, but it was likely well worth it given the $400K cash out.  

You may also have to get your "hands dirty" in order to make these properties cash flow.

I had a rough appraisal on a UWM loan here in Cleveland OH and we're trying to find a new lender for this $85k DSCR cash out refi.

Researching local job markets, schools, and even infrastructure projects can provide insight into potential appreciation and cash flow.You might want to explore markets in the Midwest or South, which often have lower entry points and better cash flow potential compared to California.

Our current mortgage terms include a late fee after 5 days, so they’re already paying extra each month and have to split the total monthly payment up between 2-3 payments when they get their pay check.

I paid an estimate of about 25k for each in cash.

I would encourage house hacking, you won't be cash flowing but it helps you save while you get your foot in the door with low DP.

You can assume about 1% in closing costs in addition to commissions so you're starting around 7% before the seller gets any cash at closing.