In reality this strategy still works, but we are having to leave more of our own money in the deal because prices are high and/or rent won’t justify maxing the cash out refinance because interest rate is high.

I've worked with several lenders that allow no cash-out seasoning before.

Yep, then you will probably need to move the cash.  

Quote from @Adam Ortiz: Hey everyone,My biggest dream is to own my own property, and start developing some cash flow.

Are you living off cash flow alone?

I can only speak to myself personally but I've continued to invest, knowing properties may not cash flow much but I've invested in value-add so focusing on appreciation.

This would help everyone feel confident that your reviews come from genuine firsthand experience rather than potentially biased marketing. 

The market appreciates 3% per year.Pay cash for one house and rent it for $1,500.

Since your goal is lowering monthly payments for better cash flow, it might be worth focusing on reducing expenses elsewhere or exploring other investment strategies.

With 179 you are going to be limited based on your percentage of business use with the vehicle (so still need to track mileage), and if you go under 50% business use you can end up with a recapture of your prior 179 deduction - income with no related cash flow is always a bit uncomfortable!