You need to get in touch with a lawyer as soon as you can and figure out how to cut off the tenant/landlord relationship.

Lots of trees down along the ways have been cut up, but there is more work to be done.

After a year you finance, it gets into BRR situation that is no money from your pocket as equity takes care of downpayment and you own the building.

i'm willing to break even monthly if i can cut out a lot of those up front costs. 

At minimum, stage the living room and primary bedroom to give it some warmth.That said, have you thought about cutting bait and putting your money into a market where the numbers actually work?

Be very careful with this as a first time project! 

However, it's a deal in a different state and during the Facetime showing, I could tell the tenants were gross and makes me think they don't care about taking care of the place or their living conditions.

I understand I'd take a pay cut being an agent for the first few years, but in exchange, I'd be learning about the market and building a network as I move towards Commercial multifamily.

Joe its all about NPV  and rate of return for investors.. either way your going to take a pretty big hair cut out of your equity to do what your wondering about. 

I tried to work with my tenant but they cut off all communication with me and wont respond to anyone.