To clarify, I want help on figuring out how to pencil a deal that has positive cash flow.

Start by leveraging what you already have—consider tapping into equity through a HELOC, house hacking again with an FHA loan, or increasing cash flow by converting a unit to a short-term rental.

I only bought props pre foreclosure with significant equity. 

Thanks,GeneOne can move old IRAs into a self-directed IRA (Equity Trust, Inspira/Quest, Etc.) and then use the funds to invest in or buy and hold real estate (also other alternative investments). 

Biggest thing is cash position.  

We pride ourselves in keeping the forums positive, helpful, and focused on real estate (please, no politics, religion, etc.).

It's another form of DIY/ sweat equity, just as folks learn basic construction/ home repair skills to save thousands.

In my opinion, value add is the way to go if you want to accelerate your equity capture. 

To answer your question about maximizing profitability: I choose to invest for equity and forced appreciation.

This means that someone who makes $43,000/year would now eligible to buy this room condo, and have access to a vehicle through which to build equity in an asset as an alternative to paying rent.