A down payment will be required on your potential real estate investment.

Focusing on multifamily properties for better income and cash flow potential makes sense, given the current market conditions. 

My goal is to get my Mortgage payment below $490 with less of my money involved in a DP. 

Self storage  did a deal for him were I gap funded it buyer needed to close in 3 days there is 400k in equity I  put up 75k to close the deal and we get 100k back when it sold no matter what its sold for plus cash flow..

Can someone explain why payment with money order would be better than reporting payments to credit bureaus through RentRedi?

I keep coming up with negative cash flow on many of the investments I am interested in.

I'm honestly surprised, right now our only debt payment is a 857 mortgage, no car payment no student loans no credit card debt, and good credit 740's. she doesn't make just a lot (41k a year) but with the 857 mortage payment, her debt to income shouldn't be much over 25%.

Although this is working out ideally, there are some tricky components to this.As of right now, the seller needs to move immediately and is requesting for at least 100K from the 180k that would be due in advance as he is trying to close on a cash only property.

There are lots of BRRRRs that hit the 1% rule and with positive cash flow!

Typically, 15- 20% NET income based on cash purchases.All the best