The initial $100k negative would consume many months/years of cash flow.  

I predominately work with out of state investors looking for cash flowing rental property in our market. 

I need to buy a property and leave closing with cash in my pocket.

If your cash flow can't cover property expenses and/or you have difficulty keeping a tenant there for long, are you comfortable taking on the monthly payments with the car loan?

(check was cashed where?)

It's important to note that other wholesalers are more likely to JV with you and take a disposition fee rather than simply give or sell you their list.If you're interested in purchasing access to cash buyers, you might consider platforms like InvestorLift, which can cost $25-30K a year for their dispo services.

In small college town with high rental demandAsk price 745kGross rent: 9750/mth 177k/yr     (differed maint properties with potential 200/mth per unit increase once renovated) estimated reno (190k across portfolio)NOI: 91,475/yr   (12.6 CAP)    (includes tax, ins, listed maint for past yr)     After reno NOI 127,475/yr   (14.6 CAP) Deal info:    - Owner finance 745k 20yr at 6% 20k down minus deposits (~13k)Cashflow  = 2100mth     (self-managed) (self maint similar to the previous owner)By this alone, 2100 cash flow added per month, it will put me at my financial freedom number of monthly cashflow is equal or greater than my families spending amount.

Purchase price: $120,000 Cash invested: $25,000 Sale price: $150,000 2 FOUR PLEXES What made you interested in investing in this type of deal?

@Nathan FarkashYou will have to file a state return for both MA and NY if you earn income in both states. 

So you obtain 25% equity for 12% (or ~$37k sweat value earned in your case).