Planning on 25% down and a conventional loan for the rest, near 7%Basically none of the deals cash flow, much less get anywhere near a CoC of 10% I can sort of rationalize it if it at least pays for itself (appreciation/tax benefits), but unless I can either get the NOI way up or the sale price way down why wouldn't I invest the cash in the market?

I would weigh your interest in the cashflow of the property vs what you would do with the cash in the event of a cashout refi. 

Purchase price: $65,000 Cash invested: $65,000 Purchased with a cash out refi on my original primary.

I'm looking to connect with end cash buyers in Louisville, KY.If you're actively buying, feel free to drop your email or phone number to connect.Thank you!

DSCR loan, cash out refi.

I did hang onto it for a few years, cashed out and put my money in cash flowing investments.

Here on the Oregon Coast we are seeing a significant amount of transactions occur for cash - and quickly. 

And they are not chasing cash-flow, there equity investing.

I'd be doing all-cash BRRRR deals in Detroit, refinancing most out, rinse and repeat.

Imagine if credit bureaus could enable collection of information regarding cash for keys agreements You're absolutely right—landlords often rely on eviction records to assess tenant risk, but that only captures part of the picture.