I am just researching, and the more "negative" stuff I found about it the more I am inclined not to make an offer on it.

I grew up in the land business my dad was in it in the 60s .. and humbly speaking I know it as well as anyone who is trying to sell these courses.. 

A lot of these folks dont want to share their own distuation out in public, so it may be a bit less "social" imo. but creating content around you buy houses / seller reviews and explainng the process at the very minimum will add a huge credbiliity boost to your website and will warm you a lot of seller leads before you ever speak to them!

It can't be too strong cash flow if replacing some appliances put you into negative cash flow (I assume you meant deficit, and truly didn't mean defecate).

@Nathan Frost  Ironically, I did the majority of my real estate investing in Texas while living in Metro Detroit, and you are doing somewhat the reverse.I didn't want to get too negative, but suffice to say the City of Detroit* is a very tough market. 

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Christian, first off, I want to acknowledge your determination—you’ve stuck with this even through the tough times, and that speaks volumes about your commitment.

Are there any realtors in HI that can speak to how robust the Honolulu market is?

I asked to speak to the owner and they are telling me that I can’t. 

After speaking with other investors, realtors, and contractors here is what I came up with.I do not take responsibility for it, it's relevant for Pittsburgh PA only, and use it on your own risk and discretion.