They work well for mom and pop sellers that are free of a mortgage and are looking to retire on the cash flow. 

An hour drive may be difficult at first, but the thought of cash flow at the end of the month will make the drive worth it.Good luckGino

Any tips if I need 10k to purchase cash or suggestions for loans?

Just go to the local forums there are deals everywhere IF you are cash.

High paying local jobs.Monthly cash flow: $306 /moIncome:  $2,250 /moExpenses:  $1,943 /moCoC ROI: 2.69%5-year annualized return 4.91%   Mortgage payment $1,394.53Rental income: $2,250/mo Expenses: $1,943Loan detailsTotal cash needed $136,739Purchase price$ 336,990Loan amount $206,990Loan term 30 yearsInterest rate 7.1%Monthly expense breakdownTotal expenses $1,943Mortgage $1,395Taxes $280Insurance $47Variable expenses  $180Fixed expenses $42Monthly Fixed expenses: $42 electricity $0gas $0water & sewer $0hoa fees $42garbage$ 0Other$ 0Monthly Variable expenses $180Vacancy $180Maintenance $0 (new construction)CapEx $0 (new construction)Management fees $0 (self manage)ReturnsNOI$ 20,412CoC ROI 2.69%Pro forma cap 6.06%Purchase cap 6.06% 

Good Morning BP,I am starting my investing journey I have partnered with someone for mentorship and he is also my lender so I am a Cash Buyer.

Not much on cash flow. 

Purchase price: $309,000 Cash invested: $30,000 Sale price: $454,000 Full live in remodel including out buildings and dock - Built a hobby farm/hosting business too.

Great buy and hold area only if you let the cash sit in the property.

In my market here in the Reno Tahoe, NV area there are good cash flow properties that are on the MLS market.