I bought my first investment property cash, for $101K.

Purchase price: $294,500 Cash invested: $144,000 This was my first commercial MF and off market deal.

I paid cash and roughly 25% of retail value. 

Lastly, you won't be able to HELOC (or any cash-out equity) and 2-4 unit property in TX while it is still your primary residence.

I thankful for finding this app through a book I have been reading.But I would like to inquire in regard to introducing myself both to sellers and cash buyers.

Typically, the initial upfront for the rehab is either cash or a high interest loan (hard money or private). 

Also consider contacting houses that look vacant, simply door knocking in a neighborhood that you are interested in and talking to the homeowners in a genuine way, For Sale By Owners is another potential, using an App like Nextdoor or Facebook pages/groups related to local real estate and just telling the group what you are looking for, contractors also know about houses coming on the market soon and so do property management companies, and finally garage sales are a good way to find off-market properties as people prepare to sell.To Your Success!

Evaluate potential rental properties with a keen eye on location, cash flow, and potential appreciation.

If you were limited in cash reserves atleast you'll have the HELOC as a 2nd or 3rd back up source of funds to weather storms.

Are you having trouble cash flowing with your current insurance ?