In this market a lot of properties cannot work for cash-flow or a flip.

If so they can get a ground up financing and use that cash on the down payment, as ground up financing can finance some of purchase and most of construction costs (on a withdrawal basis)

He acquired a tenant for the SFR at $2,550 a month, bringing his cash flow to $850 a month.

Looks like Landlord wants to terminate the lease without costs to him, he gave me a check for the security deposit (with memo noted: lease cancellation) and keeps insisting that I cash itI didn't agree nor imply that I want to terminate the lease and I didn't cash the check

It's a lot of cash investment in rehab and this will be my first investment only property.

That example allows you to own 100% of the cash flow and the tax benefits.

Also, in our experience, 95+% of agents have no clue how to calculate ROI, Cash-on-Cash, Cap Rate, etc., so what are they really going to help an investor with?

Purchase price: $240,000 Cash invested: $30,000 Rent to own BRRR.

Not much on cash flow. 

As a real estate agent in Arizona, I want to be able to provide potential homeowners with multiple options for cash offers on their house.