We have been fairly aggressive with price negotiations and seller concessions to contribute towards costs and improve Cash on Cash returns. 

Purchase price: $250,000 Cash invested: $40,000 Took a three bedroom ranch home and converted into two separate apartments with two tenants.

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

I did a cash out refi and took out 100k!

Thank you all in advance. 

(This would add sig to monthly payments and limit cash flow).

The rate difference between FHA and Conventional is actually over 1% right now for Multi family propertiesCurrently the rate offered is 6.75% and 193/m in PMI (private mortgage insurance)That makes the payment with taxes and insurance roughly:$3453/monthTaxes were $3820, and insurance is $1800/yrCurrently this building can rent each 2 bed unit for up to $1800/m with tenants paying all utilities.All in cost to close is: $71,414.64If you rent both units for $1800/m you can expect gross cash flow of $147/mThis is the reality of buying a turn key duplex in the area using todays rates and prices.I want to stress, that this is actually considered a great property and deal in todays market for the areaYes, prices are high, and so area rates...My goal is to show what is actually going on.

What is the Cash-on-cash return?

Thanks in advance

There are many different successful strategies depending on your cash, borrowing ability, rehab skills, time, local contacts, or lack of any or all of them.