Been rejected, beat by cash and higher offers a bunch of times.

We work with professionals to find properties that cash flow.

I can get out whenever I want, and if i need a "pot of cash," I'll have it. 

A cash out mortgage includes any capital to the borrower beyond the existing mortgage lien, such as funds to recuperate capital investment into the property or consolidation. 

If you're maxed out on retirement accounts have you looked into cash value whole life insurance?

The only negatives with an assumable loan is that they take longer to close, 60-90 days generally, and you would also need to come to the table with a little cash to cover the sellers equity (if any) and some other closing costs. 

I do believe that with some TLC this house can appraise for 50k higher by the time I move out as well as cash flow.

Please note I used all the cash from my LA sale (366k after paying off the mortgage) and added my own money to buy the Houston property in cash. 

you can still build equity but then you don't cash flow.i don't have any interest whatsoever in sub2.

(There are even some who believe that the seller providing a loan to the buyer will disqualify the exchange entirely, but that's not been our experience.)The most straightforward solution is to have the seller provide a cash loan to the buyer outside of closing.