Cash flow is not great since properties are priced accordingly though.  

You are generally correct that there is an annual exclusion for gift taxes that generally passes tax-free (of course, in all situations, exceptions apply and you have to meet all requirements to qualify). 

Purchase price: $310,000 Cash invested: $68,000 Single Family Home in West Hartford #2

If you have any specific questions feel free to reach out I am always happy to help other BP members.

If you have equity, you can use HELOC or cash-out refinance.

Ohio & Michigan were recently highlighted in the rust belt as good values that cash flow. 

Purchase price: $267,000 Cash invested: $70,000 Single Family Home in West Hartford

Why would you take your cash, and spend it on a property you don't need to spend it on, instead of using that cash to increase your properties,...and income.

When I am looking for a new investment property and am strapped for cash, I typically look off-market and try and find something that can a seller is looking to sell that needs minimal repairs to be rent ready and the purchase price is 80% of the ARV this way I can use private money to buy in cash, do the repairs needed then refinance on a DSCR loan and pay off the private money loan. 

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