Purchase price: $150,000 Cash invested: $75,000 3 family.

As long as you are RENTING the property that is...and renting it with POSITIVE cash flow. 

Our tenants break our machines so often that we need to charge per use, but I would really prefer not to deal with coins and cash.

You have NOT less than 200kish cash? 

Purchase price: $320,000 Cash invested: $55,000 Sale price: $320,000 Helped House hack for a cient of mine.

Depending on the size of the down payment, we could take on a property that needs a bit of work.I have been using the BiggerPockets calculator to analyze deals though I'm having a hard time finding any that have positive cash flow in the first few years. 

Cash out refinance is an option as well, but it is not very appealing at this time (background here is $330k left on mortgage at 2.65% rate).  

I would like to express my gratitude to Jack and Russel, who have been gracious with their time and provided valuable guidance related to the DC Metro area.My Strategy:- Invest in rental properties below $400K with a Cash on Cash return of over 6% and an ROI of 7%- Consider flipping opportunities for properties costing more than $500K with an ROI of 7% or higher- Prefer to stay in the DC metro area but i understand that its a tough market for investors.

Purchase price: $84,100 Cash invested: $75,000 Sale price: $179,900

Lack of cash / over leveraging sounds like the concern from what the post states.You could flip but you need to know the market your are flipping in and time line rehab is going to take.