He was a realtor based in the Midwest (I think the greater Chicago area) and was talking about off vs. on market deals and the importance of choosing equity over cash flow. 

For example, say it were a 2bd/1ba property, I would just list it for 1 nurse to stay and I would hit my cash flow goal.

One thing to be mindful of is the cash flow of the property as you get into higher LTVs.

They are for holding that property only - that money IS your cash flow. 

Net worth and cash flow

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.

Metrics like 10-15% of ARV profit, COC, and the 70% rule all serve different purposes, helping you build expectations, safety margins, track leverage, and account for contractor turnaround times.In my opinion rather than overanalyzing numbers upfront, I would focus first on building strong deal flow.

Step 2: Narrow down your "buy box" (are you market-indifferent, are you looking for a certain level of cash flow, etc.).Step 3: Connect with real estate agents and begin making offers!

recovering this negative position can consume years of the actual cash flow when using realistic expense estimates.  

Cash flow a must, appreciation a plus.