Extra money down is extra risk!

I got a couple of deals but lost money on the marketing campaign.

Once you have lots of money you have to manage the money and keep it growing.

Remember this: the answer is ALWAYS no when you ask.Having said that, I've been able to get several seller finance deals.You need to have a motivated seller who doesn't need the money at sale.

Most will also sell to public if you have the storage space and want to save money in the long run.

I would look at private money lenders who can consider giving your a line of credit based on a multiple of the cash you have. 

I know if I use all the money towards the purchase then I won't be paying any taxes.

@Cheri Banet, the amount you owe has nothing to do with the taxes you will pay. 

With those numbers the refi is going to be good on the side of having some equity, the challenge like I mentioned is the Apprasier coming in and giving a number that may not support getting all your money out.

I can come up with money for flips and have a contractor I have been talking to for the work.