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.

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

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

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

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. 

One thing that might be faster, and may mitigate further damage, is to offer him cash for keys.

And is it better to be cash flow positive vs have more cash in hands ? 

I cannot wrap my head around the cash out refinance portion of this situation despite my tireless efforts.

Cash out 3.