bc if you haven't removed your costs to sell then that $21k can be a lot lower. if it's net, sell. or consider refi/heloc to hold as rental while you use the equity

Land is tougher than houses but you can get a lower LTV construction loan most likely.

Most often those who work with cash only buyers are working with lower cost properties in areas that are really difficult for out of state investors.

This will lower your entry point cost but it'll hurt your cash flow as PMI (mortgage insurance) becomes a monthly payment, potentially for the life of the loan.

However, I am really looking for deals that utilize lower or no leverage acquisition strategies. 

I've got a duplex in Michigan and I just have the lower tenant do it.

Structure the deal which works out best for you and the seller - that may be a lower sales price, that may be the owner carrying paper on favorable terms in exchange for a higher sales price, or something different.  

And I'm sure you can find higher, lower and everything in between. 

Same goes for deal sponsors - between the fees they earn and their cut of the profits from the deal, they typically earn more dollars investing other people's money in larger, lower-ROI projects than they'd earn investing their own money in smaller, higher-ROI projects. 

Should I refinance to lower my payments and eliminate the PMI so I can have some positive cash flow ?