If cash flow is more your focus, consider multi-families in Dayton and Cleveland, where you can see cash flow rates of 10-18%.

Can you imagine investing your first years contributions to an ira and seeing you earned $155 and saying “I’m not doing that any more, it just isn’t worth it.”  

There is the potential (again depending on how often he does his books) - that he literally did not know there were concerns on the cash side of things. 

The Midwest might be worth a look—it's affordable and offers great cash flow potential.

So I can cash flow with less rent.   

A Lot of agents 1) don’t really know all the intricacies/procedures/rules/strategies to do a short sale and 2) don’t want to do all the extra work involved in one, for no extra fees.Attorneys are not great for negotiating/processing shorts sales…they often slow the process down are not needed.If it comes to that point, have a talk with your agent, and their broker, about switching to an agent with short sale experience.You would need to show a financial hardship though….as in you can Not afford to pay the negative cash flow indefinitely. 

Like many I refinanced in ‘20 and locked in a 2.8% rate on my current property and I assume it can cash flow around 400-500/month if rented, or 125-140k net on a sale. 

To pay for the renovation, we did a cash out refinance.

You can still find tons of positive cash flow and the 1% rule and appreciation here in this market!

Problem was that tax auctioned properties no longer sold at anything like 10c on the dollar, that the claim that John's program provided "everything" anybody needed to earn XXXX amount was clearly false; and John and or the marketing firm did not honor the money back guarantee.