Our cash on cash return is essentially infinite as we make money on the delta between the yield of the discounted note that we purchase and the interest rate we pay to our passive private capital partners. 

I agree, start local and see if you can find anything that cash flows in your area—it's always easier to manage something close by when you're just starting out.

What you’re suggesting is not cash flow, it’s return of principle, giving her her own money back  If she sells with your deal.

As the cash flow is obviously much worse than you can earn in the bank with a basic CD.

I do not have to much cash for a down payment but was thinking of doing a HELOC on one of the rentals to get more cash and go the BRRRR method.

For the down payment, aiming for 5-10% down balances cash flow flexibility with homeownership. 

If your goal is to maximize cash flow, look for properties where you can live in one unit and rent the others at market rates.

The right market for you depends on whether you prioritize cash flow (Augusta, Columbia) or long-term appreciation (Greenville, Huntsville).

@Joseph Opoku Yeah you can still get positive cash flow from day 1 in pretty much all areas except the A class neighborhoods.

As a former business owner, there are times of the month where it seems that all the cash goes out at once.