It is really difficult to get a good deal from a bank, unless you buy with cash, in a quick transaction, don't require an inspection and buy in bulk.

I have 9 doors across the midwest now and all of them cash flow immediately.

Given you have such a low rate on your mortgage, you may be able to get some cash flow if you rent it out.

I was cashflow positive while living in the property and knew I would cash flow even more at my move out.

My focus is on buy and hold, cash flow properties. 

Is it Cash Flow, Cap Rate, COC, all three or something else?  

Most of these properties are going to take me 6-7 years to actually have positive cash flow.

We have been able to set aside some cash/savings over the past few years of marriage and are ready to invest in real estate.

Buy something in class B neighborhood or emerging class C neighborhood with higher cash upfront low leverage to ensure you have enough cashflow in worst case scenario and see how it performs.

You can offer them cash for keys-give them money to move.