Running the numbers with a lower interest rate and/or longer loan term does provide good enough cashflow to make it a worthwhile investment. 

Investing in other states/cities - it's new for me, so the reports you mentioned are worthwhile looking into. 

If your loss is significant maybe consider having your agent negotiate some of those costs in your favor, maybe drop the price a few K's make it worthwhile for you. 

It's an obvious point, but it's worthwhile stating anyway. 

Passive investing may be worth while if you do not have the first hand experience today.Danny McNulty, Financial Advisor in Indiana 

I need help figuring out if this is a deal worthwhile and if I should finance the DP somehow. 

When calculating NOI or any of the other metrics that are used to determine whether a rental investment is worthwhile, why isn't the  principal contribution in the mortgage ever considered as earned income?

I'll pay a 10% cut on anything I make, or the listing if there's enough equity to make it worthwhile.  

That is your only worth while improvement.If you intend to continue to rent to welfariens you have a captive tenant pool.

I keep looking every day, and every now and then something worthwhile comes around.