If you are close to retirement or looking to plan ahead I would recommend, Cashing in Tax Free written by Leslie Pappas. 

We have $100k cash right now and we're trying to figure out if it's worth it to put the cash we have into refinancing Property 2 based on income generated, decreased value, etc.

The Midwest and Southeast are popular for cash flow.

So I turned up at the county courthouse this morning with cashier's check and extra cash in hand to go up to $5k over asking. 

Home buying and wholesaling is not about quick cash.

at 3% those properties were cash flowing, but 7% puts them underwater.How would you go about finding properties that meet the above criteria?

I've created a very thorough pitch deck explaining the project with pretty decent returns for LPs (20+% cash on cash returns) but seem to have exhausted the normal circles I run in and apparently I can't really expand them without running afoul of the SEC...?

@Michael Keffer your strongest position and calculation is when you have a full year where the property has cash flowed

The cash flow is good but people have complained either it was too old, or bad area. 

One suggestion would be to offer the seller a chunk of cash extra to offer the tenants a keys for cash option.