There are some fantastic cash-flowing properties in the area, especially in emerging neighborhoods.

This will be negative cash flow if using sustained maintenance /cap ex.

But you mentioned not needing cash right now. 

Purchase price: $640,000 Cash invested: $220,000 Purchase price $640,000Got it at this price because there is a non-paying tenant in unit 2 (rent value $3,500), we're in court Rehab $60,000All in cash (rehab plus down payment) $217,500Rehab included ground level basement and 2 parking spot drivewayMonthly cash flow $1,500 ARV $950,000Equity $470,000Refi cash out (August 2024) $150,000 (used to buy new rental)New monthly cash flow breaking even (non-paying tenant still in unit 2)New equity about $200,000

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I think a lot of folks are sitting on or building up cash reserves as rates have squeezed a lot of the potential cash flow opportunities of years past. 

You can do a cash out refinance and pull equity out that way.

Purchase price: $300,000 Cash invested: $35,000 Househack!

@Dave Meyer had an interesting episode on the BiggerPockets Real Estate Podcast about 3 main resources when it comes to investments: cash, time, and experience. 

They also tend to offer good cash flow relative to their cost, especially in areas with high demand for affordable housing.