Out of pocket cost to purchase (DP 20%): $135,200Monthly cash flow: $5,400 - $4,000 (mortgage) = $1,400Months to recover only DP: $135,200 / $1,400 = 84.5 It will take you about 8 years to recover your down payment.

I don't think new investors learn the value of an excellent investor-friendly agent.

If it's cash, then you need to write yourself a check. 

The same lender said if they could come up with the other 5% they can go 30 year fixed interest only..This is more attractive for cash flow on a higher loan balance but will still be qualified based on the fully amortized rate and payment. 

Put it to excel file.

Ideally we would like to cash flow or at bare minimum break even.

If you've got a lot of cash, look for places where it's cheap to buy, there's a high demand for rentals, and the chance for growth.Good luck!

Are you saying you will actually need to possess the 20% difference in cash to bring to the first mortgage closing?

I have been BRRRR-ing for over a decade and cash-out appraisals are always more conservative.

A good starting point will be to pair with a with nationwide lender (if not all cash), check in with @Joseph Chiofalo for financing without a US credit score.