Low down payment AND it cash flows also AND buyer has title.Maybe I am asking too much, but I don't think so.Perhaps you just market to homeowners.

For example, two of my goals are to achieve a certain percentage for my IRR (internal rate of return), and a certain % for my cash on cash return. 

Since you’re already networking and have some good realtor contacts, focus on narrowing down your investment strategy (like buy-and-hold or house hacking) and target markets with solid cash flow potential.

The accountant would record it as of Jan and not Dec. 90% of the real estate investors are running cash-basis.

Purchase price: $932,500 Cash invested: $450,000 20-unit building converting from LTR to fully furnished MTR/STR.

The operating LLC doesn't own any asset, just liquid cash that is rental income from tenant and expenses against rental properties.

I personally would stay away from condo-tels as they will be even worse and you'll have less opportunity to cash flow. 

Over the years, with personal investment alongside investments from family and friends, I’ve been able to build a small portfolio of apartment buildings with a focus on cash flow through strong operations.

Purchase price: $80,000 Cash invested: $145,000 Turning a 3/2 into a 4/2 duplex for short term rentals.

Cash invested: $60,000 656 sq foot, 1 BR Condo What made you interested in investing in this type of deal?