Their target audience are professionals with cash don't don't have the time or desire to become educated and are willing to pay/forgo some revenue for a experienced investment relations firm. 

I am still personally buying rentals but I am not expecting much in the way of cash flow at the moment.

How do others manage to create positive cash flow from MF properties with debt?

You should setup multiple ways to accept payment.Our tenants have the following methods to remit rent (no cash) -1) Online payment sysem2) Zelle3) Bank deposit at Bank of America.4) Come to the office to remit funds.

By then, you have a cash flow that can support hiring a bookkeeper.I recommend staying away from companies that outsource bookkeeping overseas.

Any amount you purchase less than you sell, or any amount of cash you take out is considered to be profit. 

Louisville is fantastic for cash flow and is a safe place to start since we don't typically get caught up in the roller coaster effect of steep appreciation followed by sudden pull backs when the market isn't red hot.  

The sponsor is likely suggesting that your monthly cash-flow will be shielded by depreciation and you will likely see your 'tax hit' when the syndication disolves which in industry standards is likely 5 to 7 years.

I offered $100k cash sale or a $150,000 bank sale.

So either you pay for the repair out of the idle cash in your account, file an insurance claim and use those funds, or rollover/transfer funds from another retirement account to cover the cost.