Christopher,Looks like you are in Los Angeles that is not an ideal location for sure when it comes to best bang for your buck and cash flow.

Those are just states I invest in where I can cash flow positive with 20% down, specifically with new construction.

Currently, I live with my parents paying $380 in rent but I would prefer to pay a mortgage and get some cash flow going. 

I am leaning more towards DC, though I hear the cash flow in Baltimore is pretty good, but the appreciation is not as good, and that appreciation in Baltimore is a little/a lot more unstable than DC. 

We would like to maximize cash flow although our initial capital is a bit limiting. 

And older home folks that used to live in Miami is moving to cheaper place.It has the same trend, money flowing following migration pattern of people and money.

IntroductionWhen it comes to real estate investment, one of the most critical decisions you'll face is whether to prioritize cash flow or growth.

Will it cash flow? 

(though it seems you may have already done this)In short, HELOC would be your cheapest route, no doubt, but DSCR is your perfect backup plan.As a third option, if your property cash flows well enough, you may also be able to look at a 'cash flow advance, this is a niche program that is an unsecured advance against your cashflows.

We are looking for cash flow and appreciation.