If you don't have the extra cash, can you get creative with a private lender or partner stacked on bank debt? 

I plan to utilize some cash, margin loan, 401k loan, and a HELOC as a down payment.My first house hack (now an out of state investment) has a Zestimate of $530K, and I have $266K left on the loan.

Obviously cash flow would be wonderful, but not necessarily needed.

Is there debt on the property or are you doing all cash?

Especially in Dayton, where you'll get that high cash-flow. 

That looks pretty bad for your cash flow.

While Colorado's market can be challenging due to high prices, exploring suburbs like Colorado Springs or Pueblo, or even considering out-of-state markets in the Midwest or Southeast, can open up better cash flow opportunities.

You're netting $5k/mo and have no cash available and you're working a civil engineering job?

Unless you paid cash?

What you’re suggesting is not cash flow, it’s return of principle, giving her her own money back  If she sells with your deal.