If you NEED cash flow to invest in real estate you’re not ready.

When you assume a loan there is no way to get "Cash out" unless you are going to pay off the wife an agreed share. 

Doesn't matter if you talking cash-flow or profitable flips.

Finding a quality property that cash flows (if that is what you are seeking) will be difficult. 

I have a odd question,  70+ unit property 6mill left on note 5.50 30yr amortized   assuable 3 yr i/o remain BP calculator, Cash flow is positive cap x 1.5mill in Improvemennts in the last year with 20 units for value add improvements where do I go to get approved or a deal or a foot in the door? 

I am not looking to take equity out against my house, and my other 2 rental properties are already going through a cash out refinance to pay for renovations of a fixer upper that I am buying.

With current prices and interest rates, you're not cash flowing with LTRs.

If that's your goal, you want 6-7 homes that make great rentals - low costs of ownership & maintenance, high ROI relative to cash in the property, easy to rent, etc.

My plan is to sell my current house which will give me around $300,000 and in the next 2 years me and my wife will save another $100,000 which come to the total of cash we have in hand is $400,000.

You'll want to push that appraisal up if you want to get the most cash out.