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

Purchase price: $450,000 Cash invested: $450,000 Centrally located near Shopping, Entertainment, Transportation and much more.

There are almost no exceptions to this, so it's not even worth considering.

They give the benefit of instant liquidity and being able to sell them when you need the cash.

Purchase price: $110,000 Cash invested: $45,000 Recently purchased my first house to use as a primary residence, currently I am renovating the kitchen and adding a full bathroom to the first floor.

Seller wants $160,000 cash out which leaves $50,000 in equity for the buyer.I had a taker from CA but he couldn't come up with the cash.I was not aware of anyone that understands that kind of deal.  

Flat Fee MLS Brokers for sellers have been around for a long time, but Flat Fee Broker/Agents for buyers with a cash credit/rebate of the buyer agent commission are quite new and just starting to get some market share.

Even if you get something in escrow right away, it's still a 30-45 day escrow period before you would get paid, unless you are working with cash Buyers.  

Is the lot itself worth 10k?

I ran some of your numbers, assumed rent of $1,290/unit and that you pay cash for the rehab costs.