What's your end goal —cash flow or long-term generation? 

Investors that are looking to offset their investment costs can typically expect to cover the majority of operational and carrying costs, but those seeking positive strong cash flow and ROI can find limited cost saving inputs. 

For example I see properties for sale for $80k that would have a small cash flow after some rehabbing and refinancing/pulling cash out, but if financing these would be difficult, then I need to look at properties over $100k.

The unit, in North Miami, would be paid for all in cash since the building didn't pass the fire inspection (ie. proper exit signs, etc) and wont be approved for a mortgage (it has passed the structural inspection however).

We also love tertiary or small town markets with exceptional cash flow.

The 3% credit should be reflected on the Loan Estimate so that will reduce your cash to close.

I think this deal makes sense just need the cash to make it work.

You still have a few options in terms of acquiring the home.If you own a primary home you could do a cash out refinance pay off or down all of your debts.

.- Only allows Rate/Term but we could add a HELOC on top of it to access cash in this instance up to 95% CLTV.Long story short, there are ways but you'd have to get creative and be over 62. 

David,Why sell if its a future retirement that will offer equity/cash flow.