I would not necessarily advise being cash flow neutral or negative before you account for these types of things.

So eventually this negative cash flow property becomes cash flow positive and pays for itself including property taxes, hoa, mortgage etc.Trying to calculate how bad is my investment here or should i sell out if there is appreciation 

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.

This creates a negative initial position.

When I checked their reviews, I first started with the negatives ones and they were similar to the ones found on Reddit.

When including maintenance/cap ex, vacancy, pm, misc he will have little, and possibly negative, cash flow.if he invested almost $250k to add less than $150k of value (assume some of the current value came from the home appreciation), there is no cash flow until the initial negative equity position is recovered.  

When I do it at 20% down, I can only find negative cashflow, so I could be looking in the wrong spot, or I need to put more down, or I am missing something all together.I have read that making a 8% return or higher is what to look for, and I can find break even.

As a community I think we should focus on helping people who have had their housing situation negatively impacted recover as quickly as possible.

Well even if the rent is equal to the mortgage, you'll still be in the negative after repairs, CapEx, vacancy, etc.Why would you specifically be thinking of investing at a negative cash flow?

Make sure you budget for the negative year.