I can pay for all my problems using the cash flow from my current rentals.

Yes, from a cash flow perspective you do delay which can be helpful but I have found folks truly think they do not have make a payment which is not true.   

.$20,000 / $102,100 is about 20% which is a hard return to beatYou are likely cash-flow negative by a few percentage points but it looks like you are getting atleast 15% return.

My first rental, and I will have a very small cash flow (Thanks to high rates and high prices, but I took the plunge and decided to get into it anyways to build long run wealth).

It may not cash flow, but it will subsidize your "rent". 

Thats why I started in cheaper cash flowing midwest markets and now sit at 9 doors across Memphis and Detroit and looking to add more.

I'm a Newbie too Lisa, I'm searching for out-of-state properties that have a good cash-flow; (in the positive). 

That equity is extremely valuable, arguably more valuable than the potential monthly cash flow that you'll split 50/50.

When running numbers these property comes as negative flow.

Because laws and customs vary considerably by state, the first thing I would do is find a good RE attorney who is well versed in private lending IN YOUR STATE.Knowledge of SAFE act considerations, Usury laws, etc can save you a boat load of money and headaches later.I would probably also suggest either placing your funds with a lender who has a pool (you'll get a lower return) or working with a broker very experienced in private loans.