Would like to improve cash flow on 5 SFR, thanks for help.

Its called buying cash flow, nothing wrong with it. 

Nothing inherently wrong with either, but something to be clear on before investing money, since the controllable successes or failures of a property are going to come down to who is actually putting the deal together and who is running it.I would also be certain how the capital is flowing from deal, through primary sponsor, and down to you, the Spark Rental investor.  

Most savvy investor clients we have are putting 25% down or more to get the properties to positively cash flow.

You will likely find that few properties will cash-flow at such high rates, and high prices on homes.  5 years ago, we bought properties in our area for $78/sf.  

I have a number of rentals and my cash flow is very good but I overextended myself, and my cash reserves are too tight.  

I'm Gerard , and I am a Rental Property Investor.I started my real estate investing journey in back in 2006 purchasing a SFH in Philadelphia with the intention to generate cash flow.

My goal is to get a little bit of cash flow and appreciation.

This would be my first subject-to deal so I was curious if there was anyone who could provide some tips or support me in the details (paperwork, insurance considerations, using a land trust or not, structuring the terms advantageously, things to look out for)?

Would love to pick your brain on how you create cash flow in the market and make AZ a successful market.