I only have enough cash for probably 10% down on anything id want to do.

In other words held for steady cash flow.My VARIABLE (note) PORTFOLIO consists of more active/speculative notes - non performing notes I purchased at discount to principal owed; notes I hope to “work” for enhanced ROI, real property I “purchased” with a leaseback option to repurchase, and defaulted notes I purchased planning on eventually taking ownership of the real estate, as well as notes I created that don’t have current payments but provide a guaranteed return plus an equity “kicker” when the property is sold. 

They can sometimes be more open to funding niche investments like mobile home parks, especially when you’ve got proven cash flow and a solid plan.Another option could be talking to your uncle about seller financing.

that money is not the same as cash... you're paying interest on it.but let me know if i am missing something.

Hello Zachary,  You are correct in looking at the Mid-West for cash flow. 

If you’re looking for a good balance between appreciation and cash flow, there’s a lot of opportunity in suburbs to the west, including Adamsville, Forestdale, Pleasant Grove, and the like.If you’re open to nearby markets as well, Tuscaloosa could also be a fast-growing spot with strong student tenants worth looking into.

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

I am looking to do a few cash purchases/rehabs in the area and I wanted to get your feedback.

At $1200 in rent, you will probably have negative cash flow. 

Purchase price: $65,000 Cash invested: $15,000 3 Bed 1 Bath 927sf What made you interested in investing in this type of deal?