I'm terrified of doing all this research, finding a "dream" property, only for it to fail and negative cash flow. 

My ultimate goal is to use this capital to generate enough cash flow to focus on real estate full-time.

A 20% down payment will allow you to have a positive cash flow, even using conservative projections and a property management company.

Essentially are you cash flow positive or negative each month?

A few things we’ve been thinking about* Appreciation > Cash Flow: We care more about appreciation in a few years as long as cash-flow can cover occasional cap-ex.* Low Hands-on operation: We prefer minimal hands-on engagement.

Especially in Dayton, where you'll get that high cash-flow. 

Even though there is low inventory, interest rates are high, and many properties don't cash flow, look harder there are always deals, you just need to find/make them.

Quote from @Collin Hays: From a macro standpoint, cash flow is difficult when servicing debt, at least in the early years. 

I have the ability to put 25% down or more to increase cash flow.

This way, your current rental stays a cash-flowing asset while providing leverage to grow your portfolio.