I have sold investment properties to clients over the years that have gained instant equity and great cash flow right out of the gate but for some reason get stuck myself on getting my own portfolio going. 

Offer him keys for cash, anything to move on with your life, the instant he stops performing.  

BUT - Money does not move instantly - it takes 3-5 days from the electronic payment date for the rent to hit my bank.  

As a beginner wholesaling would be a good start,just find a good deal get it under contract and assign it to a cash buyer and get instant cash flow,in the mean time you need to find private or hard money lenders and start build a relationship with them,they have high rates but doesn't require a credit check like a conventional loan. they go by loan to value on your deal so you need to do your home work and present them a good deal that will impress them,then they require you to put down 20% normally.

I know instantly when something is priced right or not so I've stuck to what I know. 

Who here has purchased Rob Swanson and Steve Cook's Instant Empire Builders?  

Long story but I cashed that persons check instantly.

I like retail center lease rates on the books to be at or below current market so there will not be a instant cap drop upon release.

There's no barrier to entry you have to overcome, so why not just invest in your own backyard (doesn't have to be right this instant, but markets are cyclical so there will always be opportunities).Cash flow may not be as readily apparent on Day 1, but there's almost nothing capital can't fix! 

It was painful for everyone.Already, since I posted last week, payments that are initiated on Monday are settling on Friday, so the new timelines are in effect and working well.In the future, we will also start to implement even finer grained benefits for customers we know well, including things like next day payments, debit-to-debit instant payments, and more.