I offered $100k cash sale or a $150,000 bank sale.

Real estate requires cash, that's why it's called in-vesting.

Lots of older houses but there seem to be several that have the potential for cash flow and while not exactly modern on the outside, have been renovated inside. 

Once you’ve built some confidence and systems, you can start exploring additional markets.I personally focus on 2 markets that are about 20 mile radius.Make sure the market(s) you choose align with your investing goals, whether that’s cash flow, appreciation, or both.

My income doesn’t show itself as being very high, but I have a relatively large amount of cash to put down.

We have a property management company in New Jersey where we make some of our best clients hundreds of thousands of dollars between helping them force appreciation, increase cash flow, finding them deals etc.

I used to work in finance and we could get clients approved for a HELOC in less than 24 hours which will be much quicker than the cash out finance.

$400k equity is producing $1600/month cash flow for a return from the cash flow of 4.8%.  

I am a house hacker myself and have 2 properties here that now cash flow.

I just don't think you can expect a property to cash flow when you're putting 3.5% down.