So cash out refinance is my only option 

Purchase price: $170,000 Cash invested: $150,000 Renovation and hold plan.

I would just add that some of those lower priced, cash-flow areas will also come with more intensive management requirements.  

There is no trick to building a cash buyers list; it takes time to build relationships.

What is the best cash offer  i can bring to the table since the owner want his equity and does not want to loose the home either.

Lots of realtors on here BS your returns but thats the truth your not going to make money buying using a manager at 25 down in 2024, its just not happening unless you pay cash. 

I'm waiting until i get more capital and cash reserves to have for when i do purchase, so in the mean time ive been looking briefly on the property's my real estate agent has been sending me. essentially i was wondering what should i be doing while I'm waiting and working towards my first purchase.

Purchase price: $175,000 Cash invested: $34,000 Sale price: $750,000 Single family Vacation rental direct sail boat access.

Purchase price: $260,000 Cash invested: $80,000 Sale price: $380,000 Purchased this house from the family of elderly lady that lived there.

Are you cash flowing the property?