A few years ago sellers weren't accepting offers with financing because there were so many cash buyers. 

78 Endicott St, Peabody – A 4-unit property with all 2BR/1BA layouts and off-street parking in a prime location near Route 128, the commuter rail, and Salem—just a 30-minute drive to Boston.Investment Breakdown:Purchase Price: $900K20% Down Payment @ 7% Interest: $180K → P&I = $4,790/monthRenovation Estimate: $200K ($50K/unit) → Total investment: $340KOperating Expenses: ~$18K/year (taxes & insurance)Stabilized Rents: $2,300/unit (market comps)Cash-on-Cash Return: 9% when stabilizedThis deal checks a lot of boxes:Max units for residential financing – You could live here & house hackCosmetic rehab potential – Flooring, cabinets, counters, appliances, paint (~$50K/unit)Strong long-term ROI – Factoring in principal paydown + 2% appreciation, a 5-year stabilized ROI of ~75%Pre-pandemic, these deals were more common closer to the city, but now we’re looking slightly further out—yet they still work as wealth-building assets.

Purchase price: $252,000 Cash invested: $63,600First buy and hold.

Also, if you focus on the fundamentals of the real estate, particularly with SFH's the cash flow is truly secondary to other benefits.

Apparently they take preferred interest in your company or have you sign a UCC cash flow agreement.

We have excellent credit and cash capital.

-Perhaps the cash flow "lining your pockets" continues for a few years.

If you know where to look and have the right time, you can find properties that cash flow.

Like most places with growth though, it's hard to find properties to cash flow given interest rates etc. 

@Michael Palmer Why does the holdback, $498,361 exceed the loan amount of $433,000.00?