Meeting fellow investors near you here https://www.biggerpockets.com/meet would be a good start. 

I have plugged in the numbers for one specific property, and the cash flow meets my minimum requirements, but the cash on cash return does not because the minimum down payment banks require.  

Since I am out of state I am unable to meet with the seller until Saturday but I want to get a head start and inform potential buyers about a property I may have coming soon to close this deal ASAP.

It requires keeping up on the local area's news, attending council meetings, keeping up on what's happening in the city you want to invest in.  

This is something you should only include in your personal pro-forma P&L that you use to both calculate your cash-on-cash return and whether or not it meets the return criteria. 

Forming monthly meeting for all here in BiggerPockets.

Brand new to REI and in the process of just acquiring knowledge before diving in anywhere.Since I live in the SF Bay market craziness, I'm looking into opportunities out of the area.I know Austin has been a hot market recently, and as such may not have much available (in the cash flow sense), but I'll be visiting there next week and curious if it's worth reaching out to a realtor there to take a look around.I figure when I'm ready, I'll probably look to buy-and-hold a single family or multi family that starts with cash flow.  

Also I was hoping to meet some fellow BiggerPockets members.

Essentially, a “subject-to” contract is a purchase contract that includes a clause stating that the home sale is dependent on the buyer or seller meeting a certain stipulation.

I would personally just rent to someone that meets my criteria without a cosigner, but some people don't mind allowing a cosigner.