buy it , have an instant renter, positive cash flow right away  or keep shopping around for a higher price house in a better area with a little higher rent and do the tenant screening stuff, etc ? 

You do need to obtain an EIN - it is free and instant on the IRS website.

No need to set aside CAPEX if you have a fund.You are getting instant equity of $60K with it being worth $210,000.

That success wasn't instant. 

Zillow is testing "Instant Offers" in the Orlando and Vegas markets, and it is pretty much the same as what Open Door has been doing in Dallas/Phoenix/Vegas/Atlanta/Orlando/Raleigh-Durham for a while now.

I know my self pretty good and if i was to buy my dream truck i would instantly regret it.Then have to live with paying the payments every single month when i could be saving those 700 dollars for my next investment property.

Basically, I want to be ready to put an offer on a deal the instant my partner and I deem that it is a good deal. 

In the first instants my offer was within  1% of the final selling price.

California properties sell almost instantly if priced properly and in good condition, Virginia may or may not but that is something you would want to look into.

Also I am about to procure a line of credit on some equity i have in a couple of properties, It will cost me nothing until i use it but is 100% liquid and can have it in my account instantly.