I'm, personally, an investor in Midwest markets were I can still cash flow immediately.

At the moment you have negative cash flow, which isn’t great.

Purchase price: $151,000 Cash invested: $60,000 Last year I bought my first investment property, a duplex with 2 bed/ 1 bath in each unit.

When we started off - we were averaging that $300/door cash flow.  

I'm a new investor looking for ways to find cash flow in this challenging market.  

There's more to look at than just the cash flow, but it is a good place to start.

In order to make it worth her while you will have to answer both questions to her satisfaction.To answer the first issue of not being real to her, I use a tool I call flash cash.I will bring 1-5k with me in $100 bills and when overcoming her first objection, “I don’t want anything to do with it,” I will fan out the cash like a deck of cards and say, “I know this doesn’t feel real to you, but I am actually here to give this to you.”

I recommend that you try to ask questions and show genuine interest with the property, you'll most likely get the answers you want that way. 

If you are doing it with all cash, I would not disclose that to anyone and still use a lender.

It's probably a slower road than coaching, but it is a start....and hopefully at the end of the 5-7-10 year hold, you have some cash flow to show, hopefully 2x-3x your initial investment, some depreciation along the way.