With 5% down payments and all the expenses deducted, there seem to have close negative/only around $100 cash flow each month.

Put in your down payment and terms  in the calculator. 

The tenant hasn’t been the greatest: late payment with not always paying late fees, multiple complaints from the neighbors, changing phone numbers, ect .

I wanted to share the numbers and want to make sense if it's a good deal for us according to what we are looking for.Price: $450k (agent said that we can get it down to $420k)2 Units (1 bedroom in each unit)Mortgage with 3 year fixed comes up to around $2.3kInsurance and tax is roughly $400Rent per unit is $1.4k so if we move out then total rent comes up to $2.8kThere's a detached ADU (garage) that can give us another $100-$150 if we rent it for storage and there's a scope of converting it into another unit later on.So currently rough calculation says that it can cashflow up to $300 per month.

My price range is between 250 - 350k (less would be better, but if more than I would have to be mindful with the interest or down payment %).

Quote from @John Davey: Id appreciate any help, as ex. if i take out say 100k home equity loan and use 50k each as down payments/cloing costs my understanding is i cant deduct the interest?

Did you have an agreement in writing signed by both you and the designer regarding payment schedule and purchases?

With $100K in cash, you could leverage this option to make a larger down payment and keep monthly costs manageable.Maximize Rental Income:Are there ways to increase rents on your current properties?

Even if it does, there's closing costs to consider.As I said, I have no cash myself, so I'm asking how I can deal with generating cash for closing costs (and a down payment) if it comes to it.The house costs $139000.

Everything I see for the northern VA area and beyond market is just so unattainable; it seems like unless you have a down payment, that is way way way more than 20 percent, there is no way to get any positive cash flow.