We walked through a property that we went into thinking we were not going to like it and we ended up loving it and jumping on it pretty quickly after because the seller was getting other cash offers and the price/location/set-up of the property just fit our situation well. 

To determine if an apartment building is a good deal, look at the property's cash flow, cap rate, and potential for rent increases.

How do you start finding motivated sellers and cash investors in New York if you aren't allowed to cold call anymore?

So, there's more than one way to create more cash flow than refinancing:-). 

Are you primarily looking for cash-flowing properties, distressed deals, or value-add opportunities?

Especially in Dayton, where you'll get that high cash-flow. 

I know a lot of investors have done very well in Peirce County but I just haven't learned or know enough about that market to make an investment there.Washington state properties are expensive and can be difficult to make breakeven let alone cash flow at this moment due to the combination of high prices and interest rates. 

We walked with about $55k of tax free cash on a $147k house with $55k renovation budget.

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.

a lot of people will poo poo this, but I also live in a market where cash flow is low, property taxes are high and properties are expensive (which is a relative term).