What does a cash positive investment mean to you? 

A successful rental property should offer positive cash flow, meaning your rental income should exceed your monthly expenses (mortgage, taxes, insurance, maintenance, etc.).To find the right tenants, ensure the property is priced competitively within the local rental market.

I plan on getting a property every year until I retire if I can find a good deal that cash flows positively.

I like that you came on here and at a minimum attempted to defend your position. 

You can decline them off their credit, background and for not having 2 past positive references.

You're not in the position to be a cash buyer...as a former wealth manager, it's simply not a good play for you for many of the reasons stated above and more.  

@Justin FondrenIf your credit score is in the 700–730 range, you're in a great position to secure favorable loan terms.

This creates a negative initial position.

I highly recommend you play with that tool to start getting an understanding of what things you can do to positively affect your credit! 

On the positive, your losses are light.