Welcome to the site.

I’m aware that money is likely going to be spent but, assuming it doesn’t, then can you still make tax free cash flow simply off of the recurring deductions like interest, management, hoa, utilities, taxes, insurance and depreciation? 

If utilities are present, the property is worth what other bare land properties in the area are worth.

I invest OOS, and I know I can outsource a Call center to get my calls and set the appointments with the sellers that are interested .

Winning with cash really depends on the quality of the property and the timeline of the seller.

Quote from @Dave Hart: In the weeds on this one.

I’ve been diligently looking and analyzing deals for over a year and have not come across anything that pencils out.

Thanks for the feedback, @Allen Duan! 

They all say the same thing. 

What's the alternative and what's the question.