Getting a property with a 3% mortgage that offered both equity appreciation and solid cash flow is what sparked my passion for real estate investing.

I made a few deals in North Dallas.Special assessments and HOA fees are a risk and renting out a condo most likely won't generate much of a cash flow.At $300k with you credit and saving you can still qualified for a loan for sure we have to find the program that works for you.On that budget you could find a nice place no that far from work so you don't have to move far to the suburbs. 

I have some brand new homes in Phoenix that cash flow with 25% down.

In a market like this you will get in the way of obvious appreciation.Then you can look for a deal that cash flows in your favorite market market. 

Quote from @Isadore Nelson: Cash-for-keys, unless you're offering heavy sums does not happen in one afternoon. 

Do you get energized by throwing your stack of cash on black and seeing what lady luck has for ya? 

The reason I ask is because most deals I see on Crexi or Loopnet or anywhere else create negative cash flow under 7 or even 10 year terms with 7% - 8% interest rate.

Starting with a turnkey cash flow rental is what I recommend for newbies!

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.

Whether you spend time networking, reading books, watching videos or connecting on bigger pockets or if you spend cash hiring a mentor, maybe partnering up with or doing free intern work for a real estate investor; whichever route you decide to go investing in yourself is one of the best investments you can make.