Purchase price: $402,000 Cash invested: $80,000 Purchased 2 lakefront lots - one developed with a SFR and the other vacant.

As soon as you go into nicer neighborhoods people are smart enough to not get themselves in a situation where they get super motivated to sell their house fast for cash and also smart enough to bring it on market instead of doing a back door deal with a wholesaler.

After 3 years total I would refinance for another 15 year plan and my mortgage would go down to $3600 and I would start getting $600 cash flow. 

I am trying to not throw a ton of cash into the fees as I’m already about 12-20k deep in.

For turnkey properties (given your $20k constraint) it may be difficult to break even on cash flow within 2-3 years.

I am not sure which market to look into as right now I am currently in new york and was told my best bet for cash flow would be to look oos for deals that I could use as a rental or house hack.

That way you can reduce your living expenses and get cash flow from it. 

Easiest is offer cash for keys.

Since I can borrow money and get cash flow and beat inflation by buying properties, why would I buy treasuries?

Cash out less than 75%