My primary goal is long term appreciation and I'll accept a property that breaks even on cash flow.

Thank you David for the referral and your continued support!

And all the duplexes that would be big enough is way too expensive and wouldn't allow us to cash flow and still would cause us to not qualify for another loan. 

If I do find something, it is usually because it is priced according to condition, but once you value add and bring it up, you've now spent more cash. 

But the headache: CPA said need to file tax of the SDIRA ; Lawyer who helped to setup LLC said you need not to file tax when you didn't get cash from SDIRA.Do we need to file tax for SDIRA or not?

We have several different "types" of properties to include traditional single family rentals, one multifamily rental, lease to buy options with tenants who hope to buy from us, two short term rentals, and some agricultural farm land that is cash rent. 

The higher rates have somewhat slowed down the "get rich quick with no money down" crowd as financing is more difficult, but I still see a lot of new investors with serious cash or purchasing power.

Interest rates are often a key concern for real estate investors, as mortgages are often the difference between a cash-flowing deal and a dud.

Does such a thing like this exist, or should we go the SBA cash flow loan route?

@Daniel ColonThis would only make sense if the property was over a million dollars AND you paid for it in cash.