Even just eyeballing the numbers for 5 seconds, and I can see that this property would be a complete loser--it's not even close, unfortunately (and that's assuming it's a property with no significant impending capex, when in reality, you're facing serious capex on the horizon--based on your description).

However, that's a very long-term play and your horizons seem relatively short.

That risk is increased the shorter your investment horizon, which I mention since you're at an age where you can take distributions. 

They are looking at things with a 1-2 year horizon so what does 50-$100 per month matter for a place they much prefer. 

The more educated you get the more your horizon grows.

I interviewed Horizon Trust and Quest Trust today.

They're able to work with the various laws, but they also have a long horizon and often will keep these properties in the family for the long run if possible.

If you believe inflation is on the horizon like others, I think it would be beneficial to get a few BRRRs under your belt at low interest rates and then ride the inflation to increase rents over time.

What are your goals with real estate and what's your investment time horizon? 

It speaks volumes on what they see on the horizon!