Here's a guide that describes what good cash flow looks like and how to analyze a property.https://www.biggerpockets.com/blog/rental-property-cash-flow...

If you want cash flow make sure you invest in a project that pays dividends right away.

Àsk your friend why they are not cash flowing.

And of course $21,500 in cash left from the refinance.  

Hi, Are there loans available for rehab work or does rehab work have to paid in cash? 

Our cash flow and other sources of income is modest.  

Here are a few considerations to help you decide between a 4-plex and a duplex:Cash Flow and Returns: A 4-plex typically generates more rental income compared to a duplex, potentially offering better cash flow and returns.

Purchase price: $65,000 Cash invested: $235,000 Construction of a single family residence (SFR).

The best option right now is a cash-out refinance, but if you're sitting on a low rate it may be counterintuitive. 

It seems to me they pool their money and buy a house for cash- thereby not dancing with the devil.