If you cap rate is still low, but cash flows, isn’t this still good investment since its infinite returns?

As long as your interest rate is lower than inflation (check out the Chapwood Index for real life inflation numbers) you are getting "free" cash and an infinite ROI.

Once you build confidence in them, and your systems, scaling because infinitely easier and less daunting.  

Not impossible to do without a job but infinitely more difficult. 

Investment Info:

Single-family residence buy & hold investment.

Purchase price: $99,000

Purchased this property from a wholesaler under value.
Purchase price - $99,000
Rehab estimate - less than $20...

After about 15 years when the cash value builds up and fees start to drop off. you can use for "infinite banking" or pull money out as a loan that is tax free to retire early or invest in real estate. 

In VA loan purchases and USDA loan purchases, down payments can go all the way to zero, making the cash on cash return infinite if you negotiate for the seller to pay closing costs.

I spent 10 years pursuing a similar high cash flow strategy in Rochester NY - got up to 15 units - and in the final analysis I would have done infinitely better had I saved all of my ammo to buy a fixer out here in the Bay Area.  

It would keep your costs down (especially right now) so you can cash flow higher and pay it off quicker.Another route you can go is to utilize the Infinite Banking Concept to push the cash into the policy to kick start the compound growth and then borrow against it to buy the house.

My NUMBER 1 Priority is making sure I can pull an infinite return.