That kind of net worth can go a long way if you’re trying to make a move.And that’s part of the reason why the share of all-cash buyers recently reached a new high.

A grand negative cash flow is not the issue.

$400k equity is producing $1600/month cash flow for a return from the cash flow of 4.8%.  

Without any cash it is unlikely unless you can find a 100% seller financed deal (they do exist, I just did one a few months ago).

Second to cash in the bank is HELOC cash because you can use it however you want (you just have to see it already in an account).

Definitely don’t cash out your retirement funds.

A cash out refi should take 2-3 weeks with most lenders, and you should have only an appraisal a credit report fee as upfront costs. 

The law does NOT apply to landlords:With less then 5 rental unitsThat live in one unit of a duplex and rent out the other unitThat rent out rooms in the home they occupySo, landlords can no longer state in their rental ads, "Section 8 not accepted".The reverse is also true, "Section 8 only", cannot be used.We've always recommended screening S8 tenants the same way as cash-paying tenants.Landlords waiving application fees and/or security deposits only for S8 prospects may also be violating Fair Housing.

Quote from @Shawn Questa: A few times I've reached out to Cash Buyers and they would tell me that they are a part of an Investment Group and that they are ready to quickly Close Deals would be happy to work with me.Later I would come to find out that they are actually a Group of Wholesalers, like me.I guess I would prefer to Work directly with the Investor, Cash Buyer or Flipper. 

Are you generally seeing cash flow positive deals from day 1?