And no small investor (those with a handful of properties) has ever been able to provide me with a situation where a properly insured owner has been successfully sued and not covered by the insurance.

If so they can get a ground up financing and use that cash on the down payment, as ground up financing can finance some of purchase and most of construction costs (on a withdrawal basis)

I have run numbers based on what they have provided but I'm worried I'm going to overlook something when I go to view them.  

But everyone of them want at least 10-20% of your own cash in the deal.

If commercial properties, you can seek loans from small local credit unions and banks that base it off of the debt service coverage ratio and regularly provide loans in the 7s.You can also seek commercial loans on residential properties as well.

That example allows you to own 100% of the cash flow and the tax benefits.

He acquired a tenant for the SFR at $2,550 a month, bringing his cash flow to $850 a month.

I have just enough to complete everything, but don't want to strapped for cash in case something unexpected happens until I can finish renovating and get the property cash flowing again. 

Looks like Landlord wants to terminate the lease without costs to him, he gave me a check for the security deposit (with memo noted: lease cancellation) and keeps insisting that I cash itI didn't agree nor imply that I want to terminate the lease and I didn't cash the check

If real estate is just a side gig and finding deals is tough right now, it might make sense to hold onto cash and wait for a better buying opportunities.2.