If you are looking for cash flow, I would look at a 4-plex.

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

I think you want both, cash flow and appreciation, that is the sweet spot.

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.

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. 

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.

We just launched a Cash-Flow Breakfast Club for your area!

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.

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

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