Is there debt on the property or are you doing all cash?

Jonathan, if you want some knob and tube wire for your electrical museum, it's got that too...I'm out of my depth in knowing whether they are marketers or giving sound advice.

Sadly, it seems that cash flow on long term rentals with 20% down just does not exist in most desirable locations.

I plan to utilize some cash, margin loan, 401k loan, and a HELOC as a down payment.My first house hack (now an out of state investment) has a Zestimate of $530K, and I have $266K left on the loan.

I did my research and requote what would benefit both me and the investor, below is the Finalized CORRECT format of the proposal:Listed price on the property: 459,900MAXIMUM amout of money down on the property: $380,000Method of Payment: CASH OFFER from Investor.

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.

The $10,000 yearly maintenance fee is really hurting your cash flow, as it’s eating up all your profits.

I'm going to exclude my personal residence from this because I don't view this as an investment, I need a place to live.Excluding my primary residence my current breakdown is 47% real estate 53% stocks/cash. 

If I bought a 55+ house for her now I would most likely pay cash for it.

Expect to spend another ~$8K for that.If you are planning to close all-cash and bring enough cash with you for operating expenses and rehab, you are looking at a minimum capital raise of about $3M and that is for a cheap 32 unit.