If it's just non-existent, you can get a credit card and start using it for monthly purchases such as food and gas.

Food for thought.

We own a remodeling company but I would like to see us get away from dealing with customers on a daily basis and strictly doing flips, but if we do this we would have to use the flipping money to live, which would keep us from using that money from purchasing those rentals.

I’m a newbie to investing in real estate and trying to educate myself daily.

Just some food for thought.It sounds like you have done your research.  

. $150-200 per unit 6. 8% cocr7. rehab budget 10k to 15k max depending how i analyze deals1. look up the zip code on niche for a letter grade2. see crime map with truila3. compare rents with rental comps and property price4. use 8% capex 8% repairs 7% vacancy 5. holding 5k to 10k as reserves i look daily but not sure if it's me, my numbers or my mindset focusing on the wrong stuff. if anyone can help me with advice on what to do differently or if I should invest in an out of state property with 20% down or use a lower number or what cause 2 years is long enough.

I’m a newbie to investing in real estate and trying to educate myself daily.

@Doug DeVore Get a line of credit (HELOC from a residential loan officer/banl if the 400K property is in your name, or asset based line of credit or portfolio LOC from a commercial loan officer if not) and then you'll in a position to pull the trigger when you need on what you need and repeat (vs. a loan that you can use only once, pay interest on the balance regardless if you use part or all the money or not, with interest amortized vs daily balance, etc.). 

Another data point,  a foster parent in order to become licensed has to fill out paperwork showing that they can budget/afford their household without relying on the foster payments to afford basic shelter/food for their household. 

We get daily leads without paying a cent for them.