Seller won’t budge on price and it will be tight for cash flow.

The properties do not have to cash flow a significant amount (although I wouldn’t hate that) they just have to sustain themselves as we have three incomes between us and not looking to quit our W2’s to live off cash flow.

We have cash in available however I'm seeing that when applying for a HML you need proof of liquidity.

Purchase price: $340,000 Cash invested: $110,000 This is my first rental property.

I don't agree with your assessment on Tertiary markets as it relates to appreciation and cash flow.while some can be OK.. many of those markets are stagnate and those renting are certainly living month to month.. harder to find labor etc.

Can you elaborate more on the cash-out refinance?

Lakeland is like Tampa’s younger cousin—cheaper, growing fast, and great for cash flow.

Now I know what you all are thinking -- that place is not going to cash flow!

It’s harder to BRRRR in the Tulsa area now due interest rates, you definitely have to buy at a great discount in order to be all in low enough toget all of your money out and the rents have to be high enough to still cash flow after all expenses (PITI, Mgmt, Vac’s, Rep/Maint, CapEx, HOAs, Util).Based on being “all in” $120K in order to BRRRR and still cash flow at least $300 mo:$120K cash out amount - at 7%/30 yr ($150K+ ARV)PI = $800 mo + Taxes $150 + Ins $150 = $1100mo PITIRENT would have to be at least $2000 mo- $1100 PITI- $200 mgmt (even if self mng, it’s exp for time)- $200 vacancies- $200 Rep/Maint & CapEx= $300 mo cash flow.

I'll say that again: capex often exceeds cash flow over time.