I can crunch the numbers for cities that have the best cashflows, but then the appreciation aspect was relatively low.

Still hard to find.I would warn you though, so many overpriced "deals" around here are sellers waiting on "california money"  (Out of market players who will accept ridiculously low returns, or no returns, or buy crap neighborhoods with no hope of appreciation).This 10 year run in us real estate is a by product of artificially low interest rates, so we are not sure if it is real!

Here are some basics on the property.SFR RentalLong term (3yr) tenant pays $1350/mo + all utilities (tenant is local school superintendent)Owner possibly refinanced at $100k in 2003.26 acres2 /11 1/4 story capeWaterfrontDetached 1 1/2 story garageTown Assessed Value: $122,300Actual resale value: potentially around $150k Deeded access I have put in 10% management, 8% vacancy, and about 6% others (capex, maint, etc.)So here is what I would like to send his way for a seller financed offer with no money down: Seller financed at 5% (30 yr amortization) with a 5 year balloon payoff payment Balance payoff payment at 5 years (~$91,829) Early payoff <24 mos = 10 points ($10000)Early payoff >=24 mos <36 mos = 8 points ($8000)Early payoff >=36 mos <48 mos = 4 points ($4000)Early payoff >=48 mos <60 mos = 2 points ($2000)Option for buyer to extend payoff date up to 15 years (within 6 months of payoff date, at a cost of 2 points.)Buyer to pay all title, recording, transfer fees etc.Total Interest Paid (If paid in full at five year mark):$24,038Total Sales Price with interest (If paid in full at five year mark) : $124,038Keeping in mind that we make money on the purchase, I would like to offer a fairly low purchase price that would help me get my foot in the door, and continue to give him monthly cashflow and delayed capital gains.  

I think the trend of constantly flipping houses presents an issue to Low income earners.

Hey Bill, congrats on getting started.It’s simple, I’d do something low money down to be able to keep your money for reserves or the next one, so FHA is a great option up to four units.I did my first few this way and moved each time to get the property and loan.

wouldn't it be better to keep the mortgage as low as possible to keep the cash flow better?

Hello,I did this on my main to have more cash as low rates. 

I could be wrong but what I've heard about LinkedIn ads is that they are expensive and low quality. 

I'm no expert (only 1 property) but it looks like you'd only cash flow about $675/mo. which seems low to me. 

Add in another level of motivation with Low Financial Stability Scores (FSS).Just be sure that the list you get has been run through the National Change of Address (NCOA).