You can get very creative with structure to make it a win win.

I negotiate at 70% ARV so the deals I bring are solid and I'd love to work with one single corporate cash buyer that is able to close  on several deals a month.

For southern states, you might want to look at smaller markets in Alabama, Mississippi, or parts of Tennessee and Arkansas where properties are still affordable and cash flow potential exists.

Quote from @Patricia Steiner: Price cheaper with cash sale? 

I've decided that finding "deals" in Arizona is unnecessary as there are other markets that one need not search high and low to find something that can produce a decent cash-on-cash return.

Hi Lenders, currently in the market for a cash flow management tool to help organize payoffs and broker commissions to get a better understanding of how many more loans I can fund on a given month.

There are some great neighborhoods here that balance cash flow and appreciation, like Fountain Square and Bates-Hendricks, and parts of Irvington.

The third property has a nice cash flow.I am wondering if there are steps I can take to reduce the cashflow issues of the 2 properties before obtaining another property, like pay down the mortgages or should I just save the cashflow from the third property to pay for any future expenses?

What you have calculated is not cash on cash return.   

Cash flow is hard to come by and I have considered looking elsewhere in more affordable states.