Always be willing to walk away, or, if you really want it you're going to likely pay above what makes the most financial sense to you based on pure math. 

You need to develop a base of knowledge.  

Hi Shane, I want to tell you something from my research because it seems that we've been doing the same thing when it comes to educating ourselves on RE.Given that you already have 20k, which is around half of the down payment, try to leverage family and friends as private money lender in order to complete the down payment.Second, depending on how long you had your primary, assuming that you did not cash out anything from the equity, you can try out this option ( no need to cash out all, just cash out the amount that you need to make this deal happen).just my humble opinion based on what I have learned!

Immediately if you want leverage to be based off purchase price + verified rehab. 3 months if you want leverage to be based off new appraised value.

Facebook groups for landlords: I would search on Facebook for a landlord group and search posts or posts yourself what you are looking for.

Not here to defend anyone or point fingers but we have had many unsatisfied investors over the past 10 years.Most will buy 1 property and expect miracles.It takes a larger portfolio to make it more stable and more cashflow profitable long term.Owning 1 or 2 properties can always be a hit/miss.Owning a larger portfolio should over time perform better "year after year".Just my opinion based on PM data that we see on the back end.Much success

During my search I came across 6+ listings from the same seller all with tenant in place making some amount of cashflow, some of them even making $500+ cashflow(by Brandon Turner's definition).On paper, it seems I'll make cashflow the moment I buy the property. 

Based on my poor customer experience I’m not confident you will get any money back after the 5 day cancellation period.

I'm based in Seattle but have built a 9 door portfolio through turnkey and BRRRRs in the Midwest (Memphis and Detroit) and they all cashflow around 16% Cash on Cash.

Or just adjust it up based on age?