The COC will be right around 8%, with $500 in cash flow (after accounting for Maintenace, repairs, taxes, insurance, vacancy, etc.).

If they want cash right away then they have the option of selling paper right after closing.

It looks like you are not able to get lending because your Debt-to-Income ratio is too high.You should figure out what your DTI ratio is.If you are buying cash-flowing rentals, your rentals should actually be helping you get future loans easier.

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After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

Pay cash and then after 6-9 months do cash out refinance. - in this case, I will have more time to shop around for better loan terms/rates etc. 

The main purpose of my investments is to put cash some place else, just anywhere but cash.

After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

.- Best way to try to hide an eviction or bad relationship with landlord is to claim you were living with a relative and not paying rent or paying them cash.