But they still expect the high prices and most of those are sitting as well.I think largely the listing prices right now are unrealistic except for all cash buyers who only want to make a small return.So I think they want it to be on the move but I am not convinced that it is at this point.  

I am currently running ads to rent out the entire property and will be able to bring in $500-$800 in cash flow after all property expenses and have received multiple application requests.

2-3x times cash on cash?

If you hear that and wonder "How the heck am I supposed to find properties that cash flow well then?"

While they do not cash flow as much as they once did I’m still getting enough for my reserves and solid cash flow each month.

So I knew he knew what he was talking about regarding cash flow and real estate in general right off the bat.

I found Third Fed Credit Union with a great rate prime - 1.01 = 2.24% for balance over $50K.I have a great rate on my Primary home (in CA) and investment property so I don't want to do a cash-out refi.

If anyone has wholesale experience (or is a cash buyer that’s interested) please let me know ASAP!

Once it is rented the property will cash flow about $1600 a month which would be about 30% cash on cash return. 

Cash out Refi w/wo co-borrowing with my sister for 75-80% LTV and use remainder after note is paid off for ADU.