Without diving in to the details of my personal financial history, the money from each flip was used to pay off/down some debt or large unforeseen expense.  

My concerns are the possibility of foreclosure in future by any kind of unforeseen government or city regulations OR exorbitant interest rate charges.A good option I have thought about is offering him $5000 cash, take over the back taxes debt and have a monthly payment plan as well, and let him owner-finance the rest for three years.

For those of you who are afraid to spend a few bucks before you invest your money in any new city, think about what it would be like if some unforeseen life event forces you to liquidate, only to learn that you spent $95K on a property that was only worth $50K when you bought it a year earlier.

It is also important to carry liability insurance for any untoward or unforeseen risks. 

Another I got for 170K in 2019 is now going for 200K with the same floor plan.My real big concern at the moment are year to year increases in HOA fees.But I do agree with cash flow not being the best if buying properties with 20-25% down.Recently, I really wanted this 3 bedroom townhome that I liked and considered doing a mortgage as I didn't have enough money to buy it straight up with cash - but after doing the math, even with a 40% down and 30 year mortgage, I would either break even or make, at most, 175 bucks profit after expenses (and that's if no unforeseen expenses came up).That's not enough profit for me, not when I make 1200-1400 a month in profit on some of my properties.

barring any unforeseen natural disasters, rentals are my nest egg.  

What If I want to keep that money in the Business account until later in the year for possible unforeseen expenses?  

So we have good positive cash-flow.One thing I would say is that landlording has expensive, unforeseen issues.

The rents I deposit are close to 18,000 per month and that is with unforeseen issues in maintenance.

What happens if you have unforeseen maintenance costs?