Envelope of cash with a concrete, agreed upon date, will more than likely get this resolved. 

I would like cash flow. 

If you plan to operate this product, you still need to have cash to bring to the table as well as enough liquidity for rehabbing (you can get reimbursed through draws, but you start out using your own liquid).

We are in the position to buy all cash but not sure if should go that route or so something like 50% cash and 50% loan.

Are you cash flowing the property?

This is where I feel like I messed up as I can't compete with cash buyers, I don't have that kind of capital.

Is that the wholesalers job or the Cash Buyers?

it would be rental property, open for both cash flow and long term appreciation.

The minimum $33,500 is to complete the minimum rehab, updating electric, plumbing, kitchen cabinets, doors, trim, paint, appliances, curb appeal, etc.

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.