In my market, agents/investors/wholesalers pitching creative financing get this objection as well.They typically have a 2nd offer (usually much lower purchase price) for the owner to be able to accept now and cash out. 

and cash flow is LUMPY. 

Do you regularly work with cash buyers on off market deals?

You wouldn't buy a long term rental with 20% down in NYC or San Francisco and expect it to cash flow.

Property is in the best neighborhood in Denver, and it was funded with some cash I had and a hard money loan.

The LLC is meaningless in this equation at this point unless you are going to pay cash.

Rentals create cash flow, and that's what we want as real estate investors, but you need cash on hand for unforeseen circumstances.The AC needs to be replaced, that's $7K to $10K or more depending on the size of the house and if you have one rental, it will eat all your cash flow, same to replace a roof, etc, or if tenant trash the home, you need money to fix it again.To me personally a nice rental portfolio that is healthy consists about 10 units, so if you have an issue with a house the portfolio can cover the repairs and still healthy, but when starting you need to have cash on hand just in caseYes, there are multiple strategies you can use to hack your way to buy your first rental with minimum cash, but I would start wholesaling or fix and flip a few deals to create that cash as fast as possible

Purchase price: $60,000 Cash invested: $20,000 Sale price: $240,000 Lakefront duplex Denver Colorado.

Thus, bringing the borrower’s principal and interest at $1,949.63.Net Cash Flow for this may equal $808.66, with a 14.12% Cash-on-Cash Return.In this scenario, the borrower is looking for $68,746.00 to fund the Entry Fee.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!