Great neighborhoods, great ARVs but the number off the MLS will not work and investors with deep pockets make cash offers that can knock financing offers out. 

All cash or with financing?

There are conventional loans as well with low down payments and the PMI falls off once you reach 20% equity.In this higher interest rate environment, lower down payments does make it harder to cash flow, so just keep that in mind.

Has anyone offered all cash then immediately refinanced to get the cash out? 

Also, my first house hack was a bad buy imo, but now with both units rented - my cash flow is 400 bucks per door, which is sweet. 

if you don't, you could be way over and that will mess up your whole strategy of a positive cash flowing unit.

It has been a mix of 1 Conventional, 2 DSCR, 1 Seller Finance, 1 Cash out Refi and 1 Fix and hold. 

I do not have that much cash sadly, but I was curious what your guy's thoughts are on financing that amount. could I get a decent loan for it?

Cash flow is beyond exception from medium term rentals.

Comps may seem to support a certain rent or price, (high or low) but it may be pulling data from an adjacent neighborhood that's much different.Plenty to choose from here - good cash flows in the lower priced properties, but an awareness that it comes with less appreciation and rent growth potential.