To me that is negative cash-flow, because I include hard and soft expenses. 

Assume break even cash flow while rented which includes a generous $600/mo repair fund. 

These are amortized payments that include a return of principal each month.

If you're left with $107k across all 3 units after ALL expenses are deducted (some people don't include PITI when they discuss NOI) then I'd say it's darn good.

In your case, changing the property from a rental to your primary residence constitutes a change in use.The depreciation recapture will be calculated based on the fair market value of the building at the time of conversion, not including the land value.Since you're tearing down the existing structure, the entire amount of depreciation taken over the past two years will likely be recaptured, as the building's value at conversion will effectively be zero.The recaptured amount will be taxed as ordinary income, up to a maximum rate of 25% for residential rental property (Section 1250 property).

Quote from @Beth Johnson: We pass all loan servicing charges through to the borrower including set-up fee, monthly fees, and any servicing charges such as payoff demand generation, and loan close out fees. 

Plan to buy at 4 duplex and a single family(which includes a lot) this year.

It would cost me only $2300 per month which includes rent utilities furnishing and property management. she showed me one example only of a customer who profited greatly.

If you want to be taken seriously I'd start saving for your first investment opportunity, maybe pick up OT or a second job to show you have skin in the game.

Lenders often include a portion of the cash flow in the investment property as income to you personally to offset the DTI.