Including the Statement of Cash Flows.  

I would find a property that can provide you both.I used to aim for 8% cash on cash return + 4% appreciationGiven where the market is now, it is likely hard to find 8% cash-on cash and a 4% appreciation.I think 4% cash-on cash and 4% appreciation is do-able.

This also only works for cash buyers willing to buy and hold. 

A common strategy I see with diversification exchanges, is that the investor will purchase the first property cash and the second with a mortgage.

So, your focus may need to pivot from high rental cash flow to little to no cash flow as a rental with an appreciation upside.I would recommend taking your $150K to $200K and securing a solid equity position in something that will cover its expenses and maybe provide a small cash flow, but then is poised to appreciate nicely over the course of the next several years. 

Thanks in advance!

Purchase price: $90,000 Cash invested: $60,000 Buy and hold that I still have to this date.

Assuming you purchased in your IRA for cash as most do, then there's nothing to deduct or depreciate because the income is non-taxable inside the IRA already.

that's $100K+ in cash PLUS a solid plan to achieve for that return. 

Even the funding alone is easier since you now have a cash flowing property that can help you fund your seed money faster.