Negative CoC return/Cash Flow... Could This Still Work?

[Thomas O'Donnell]

What's up BP fam!

I am looking to move and buy my first house-hack soon in Columbus, OH (and rent out a room or two). When going through some numbers on many properties, I always have a high negative CoC return and negative cash flow. I understand this is due to the low down payment and properties not meeting the 1% rule. However, it seems that Columbus is a great appreciation market which I am okay with in order to pull out that equity in the future via a HELOC for another investment property. Since I am using FHA, it has to be a turn-key property which won't allow for me to do a value add. Does anyone have some advice about the numbers when dealing with an appreciation market instead of a cash flow one? Or any pointers on what I could possibly do differently? I really don't want to mess up on my first deal.

Thanks to all who respond!