Cash flow does not mean you found a good deal.
I hear this constantly. If it cash flows, it's good. That is amateur hour thinking.
Cash flow can mean your business plan is actually working.
Or it can just mean you got lucky on the debt.
Cheap, floating rate debt will throw off cash flow all day long... right up until it adjusts.
Then the rate goes up, the cash flow goes negative, and you find out real fast it was never the deal performing.
It was the debt performing. And debt is not permanent.
Send this to the friend who keeps telling you a deal is "cash flowing great" like that settles it.