My question is I have the ability to purchase one property  all cash and that would create positive cash flow obviously.

The property was positive cash flowing since the day I bought it.

Additionally, my house roof is positioned perfectly to capture the sun in the morning and early afternoon.

Factoring in 10% for repairs I see positive cash flow of 200-400 a month per duplex.

If you want an equity position they could sell you the propert(ies) on a seller financing contract so they still get cash flow but you manage everything and eventually (10, 20, or 30 years later) own everything outright.

This could significantly increase flood insurance prices across the US and if not properly accounted for in your calculations, could cause a positively cash-flowing property to go in the red. 

Our short term goal (6 months or less) is to identify and acquire a rental property, either SFH or duplex, in the Seattle or Spokane areas that will net us an acceptable positive cash flow (we are still working on defining what is 'acceptable' for us). 

I use this as a positive in my green policy.

Of course the numbers need to work, but am also curious if anyone has experience with getting positive cash flow in Palm Springs?

Reading the forums folks mention that in  California you cannot find a cash flow positive deal, but only almost break even and you invest for appreciation?