Purchase price: $443,000 Cash invested: $60,000 I've included the mortgage, a 5% rental vacancy rate, and a 5% capex reserve.

There is plenty of opportunity in your area to buy properties that have low interest rates, that cash flow and get you to where you want to go for retirement.

A cash out mortgage includes any capital to the borrower beyond the existing mortgage lien, such as funds to recuperate capital investment into the property or consolidation. 

It'll be tough to get into a pure investment in your area for 35k but here are a few options:- partner on the second deal- if the numbers make sense and you could get more cashflow then you could look at a higher price point but my guess is this will be difficult to find- Buy your first property as planned, and save the 35k as reserves and/or just keep it for the next down payment on another FHA after a year- find a place that needs some work where you can use that money to fix up and force appreciation to the propertyPersonally, I would look at those last 2 options where you have the cash on hand ready to deploy for the next down payment or rehab costs if needed.

Been rejected, beat by cash and higher offers a bunch of times.

I can get out whenever I want, and if i need a "pot of cash," I'll have it. 

We work with professionals to find properties that cash flow.

I do believe that with some TLC this house can appraise for 50k higher by the time I move out as well as cash flow.

Please note I used all the cash from my LA sale (366k after paying off the mortgage) and added my own money to buy the Houston property in cash. 

(There are even some who believe that the seller providing a loan to the buyer will disqualify the exchange entirely, but that's not been our experience.)The most straightforward solution is to have the seller provide a cash loan to the buyer outside of closing.