I'm looking to purchase my first rental property and have been searching for a deal that would generate positive cash flow based on my projections.

If this is something you are interested in, let me know and I will send you our projects. 

The place where you can add value with no money is a situation like: you find project A, it is a 120k purchase and it should need 80k rehab but you can get rehab done for 65k cause you can do some of the work and you know how to save on materials and you can manage the rehab. 

congrats. to many more projects in the near future. best of luck on your journey

Ken, You're changing the subject to something neither of us ever discussed.The only thing you claimed was that having no-debt on a SFR property makes no sense, because of your theory that the government is going to be massively raising taxes on property owners to "oppressive" levels.

Also, before you buy another property you'll want to determine your ideal next property - meaning, will it be a "rent ready" house, a major renovation project, or somewhere in between.

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Plus, it would be a first renovation project, and other properties we may be able to close on are huge projects.

As a matter of fact, far too many these days don't write contracts or stick to their price commitments after the project is well underway. 

Off market deals usually have nonrefundable deposits and a clunkier process that isn't as suited for out of state people until they have good contacts in the area to evaluate the property (mostly contractors that feel comfortable evaluating projects for you).