One of our rentals (Michigan) has been being rented for $1300/month, the mortgage is $618 so it has cash flowed well.

Then take the cash and deposit to your account. 

I want to hire a virtual assistant to cold call a list of cash buyers I have to sign them up and to weed out the "dud" phone numbers so I can use another freelancer to track down the good phone number and then repeat until I get through the entire list.

I am not after cash flow right now.

So in the short term, my objective is to end up with a cash flowing property. 

Hi @Erwin Groenendijk: I haven´t yet done my first deal, but I do have family and friends that have and also potential cash partners I have talked to about it.

Hi David,(1) I don't have much to invest ($280-$350k) and would want to diversify across different properties anyway (some DSTs are diversified, and I can probably pick up three different DSTs with my proceeds);(2) no direct participation in managing properties (tired of it);(3) illiquidity is not an issue (looking for a 7-10 or longer horizon, will need some cash 8-20 years down the road to fund the kids' college);(4) prefer paper investments in general, would be able to hedge declines in the real estate market with financial instruments (have a Ph.D. in finance and a CFA designation, but a newbie to RE exchanges).

The ADU should gross $4,500+/mo with basically all of it being net cash flow (we're paying cash to build the ADU).

Best bet may be a cash-out refinance DSCR Loan - what is the current financing/equity situation on the property?

There is a guy already that removes trash and moves coins around from machines etc, but the seller lives locally when it comes to taking the cash to the bank for deposits.