Be ready for cash flow on paper but not in reality.

hi,relatively new to the game. i have a property with good potential in an area i think will appreciate well. in my current situation, i am not strapped for cash and can save 7-8k month for real estate purposes alone with my current job. this will be by first SFR and goal is to have at least 12% COCROI and have a minimum of $150+ using the 50% rule. im more or less in it for the long term game and want to retire with a rental portfolio that can supplement my income within the next 10 years. here are the two scenarios for the following property:property: $65krehab costs: $10kclosing costs: $3,200wholesaler costs: $2,500i plan to put 20% down on a 30 year fixed loan at around 4.8%Scenario 1:I cover out of pocket for rehab and wholesaler costs as well as downpayment + closing costsProperty: $65kRehab: $10kWholesaler costs: $2,500k Downpayment: $13,000kClosing costs: $3,200Total cash needed: $28, 710COCROI: 12%Monthly cash flow: $28850% rule: $313Scenario 2:I finance the rehab and wholesaler costs through my bank.

Other people would require that tenants be in and paying for it to really be considered turnkey because it means the income is already flowing.

I have used the BiggerPockets BRRRR analysis tool, but not sure if I have used the correct assumptions.Property:  1241 W CHew, Allentown City PA, 18102 (2-unit house)- listed for $73k- Offer: $40k- Closing cost: $9k- Repairs: $16k- ARV: $90k- Rent: $1,800 a month- Vacancy, Maintenance, CapEx: 10% each- Water and Sewer: $100 a month- Insurance: $100 a month- Property management: $180 a month- Property tax: $261 a monthThis leaves me $232 cash flow per month if I refinance it at $90k at 5% interest rate.

Seems like you are debating whether you want to bank on cash flow or appreciation..Some people are willing to settle for negative cash flow to purchase another property and pray to god they appreciate in value.. 

You would most likely be required to put a minimum 25% down and the value of that equity would kill any possibility of ever having positive cash flow.

So if you were to get a 100k loan from a hard lender, do you just pay them the money from your cash flow?

This property would cash flow and then keep as rental.

HiI have a townhome in Northern VA which is rented but as everyone says this area is not good for cash flow.

It would also allow for air flow up there too.I'm looking for anyone who has experience and thinks it's a good idea, or anyone who can think of a reason not to do it.