Cash offers would net you less.  

I have enough liquid money for the down payment for the hard money lender, but that'll leave me with zero cash for closing costs, realtor fees, etc.

It is going to be near impossible to cash flow on a property with 100% financing, especially if that partners rates are above conventional rates.

But what about the interest on a cash out refinance?

But if your goal is to leave your day job soon, multi family will offer more cash flow typically.

Well, a lot of life happened and now I am getting back to zero no debt and I'll be renting for now and I am considering a duplex to buy cash or maybe land and some sort of unconventional home but still purchasing cash.

The reason is the rent-to-price ratio is good so you can cash flow, and most of the West side doesn’t have a Point of sale inspection which is really annoying.

I fell off the wagon when I saw a bullet point that indicated all second story apartments have an elevator and their suggestion that it was possible to get 1000% Plus Potential Cash-on-Cash return in the 1st Year.Where has SCDC built?

This will be negative cash flow if using sustained maintenance /cap ex.

-Or even cash flowing on a property RECENTLY ?