If the cash flow only properties are a short term stepping stone that's fine, but wealth is only measured in equity.

A real decision is measured by the fact that you've taken a new action.

Once the refinance is done with a 20% down payment and depending on current interest rates in five years, the cash flow should experience a measurable increase.I'm aware there's a risk of the DOS clause being called, the unknown factor that their mortgage payment might be higher than I've figured if they've done any refinancing since purchasing the property and that interest rates are at times volatile so in 5 years my cash flow may not increase at all.

The 2% rule is talked about often as a good measure however often super hard to find.  

With a formula and stringent due diligence these types of real estate purchases are very profitable.

Obviously both play a roe, but I have some money to invest and am having trouble getting started.I think it's more an issue of too much information and knowing what to look for and what the right measures of a quality investment property are.I'm in the Dallas / Fort Worth area.

In a way, you are just trying to convince a less stringent bank to give you money.  

I suggest goals to be numerical and measureable.

And I measured the appliances on the showroom floor to specially pick ones that would fit through that door.

I would also recommend keeping a small toolkit in your car - especially a tape measure and flashlight!