Seller won’t budge on price and it will be tight for cash flow.

This would allow for a longer carry back with up front cash flow.

Even though there is low inventory, interest rates are high, and many properties don't cash flow, look harder there are always deals, you just need to find/make them.

I never understood why people would have a flip, boost the value by tens of thousands of dollars, then sell it as opposed to keeping the equity and putting a tenant in there. 

.- Do you have 200-250k cash, or is that what you can get with your loan amount?

I'd also suggest self-managing your first property to maximize cash flow and learn by doing for any future investments.

@Jeffrey Mair I would keep your rentals forever, especially that they are cash flowing. 

There are a bunch of different figures associated with this decision, such as new interest rate, old interest rate, cash flow of new property etc, but I'm having a hard time getting my mind around how to analyze the decision mathematically.  

Alot of unknowns as you don't have the ability to walk the property beforehand, but interesting process, and pretty good deals exist there.While the Trustee Sales are cash purchases, there are many hard money options that can turn over the funds in time for the 24 hour funding required to complete the purchase.If you are interested, let me know and I can go into more detail, as well as make some other suggestions for you to consider. 

Cash flow has been hampered by an increase in cost of ownership recently, specifically insurance.