I am not against LTR but would like a higher cash flow property since my wife and I are already in our early 40's.

You are on the right track with adding a business for cash flow into your strategy.

If it sold for $120K in 2007  , and your rent is $2000 a month , the landlord is probably cash flowing rather well .   

Purchase price: $65,000 Cash invested: $30,000 Sale price: $195,000 Live in flip.

You're trading high growth/stability for lack of cash flow.2.

Skip trace cash buyers and call them. 

You can get a mortgage, or you can pay cash.

So yeah, around $25k in cash. 

There are plenty of people looking to deploy cash into real estate but don’t have the knowledge or bandwidth to run a successful flip or BRRRR.

I currently have around 20k cash for a down payment and that is steadily increasing so I want to pull the trigger soon.I'm interested in Fort Wayne for a few reasons:- I have some family in the area (they won't be involved, but have some general knowledge of the area)- Decent schools- Low crime- Airport- Low pricesAny advice or connections are welcome as I am completely new to this.