He usually buys in C neighborhoods and has to do heavy rehab, but he's a construction guy that also runs his own property management company, so it's 2nd nature for him.

Your not correct under many different circumstances.First property tax is 1.1% (fairly safe) with 2% annual increase (prop 13).Next expenses include a lot more than property tax and interest. 

The BEST method for real estate investing is very simple: increase earnings, reduce expenditures, save, and invest from your own funds.You should focus on increasing earnings and learning how to manage your budget.

Random example from this week:Sell at a loss or rent at a lossOn the other hand, if you are willing to put some time in by traveling to the market, spending time getting a network set up, screening dozens or even hundreds of properties, and taking the time to get set up right, you increase your chance of success.  

These properties often generated decent revenue but underperformed simply because they didn’t stand out visually.3.Natural Language Processing: They also trained an NLP model to review poorly written Airbnb descriptions.

The tenant in common nature of the ownership would tell me that you would only be related to your mother in laws portion at the most. 

This hidden cost significantly increased my loan’s overall expense, and I only realized it after reviewing the final terms.

So, what is happening today is not as important as what will happen in the foreseeable future.If rents are increasing faster than inflation (I use 5% per year as an average rate), then it may be worth holding the property, since your cash flow will increase as rents rise.However, in your post you stated, "Mortgage rates have kept increasing as well, that's why I put a range on negative cash flow."

Also, due to increased liability exposure property insurance premiums is adversely impacted causing fewer and fewer building owners to seek out ATM tenants.

It's a gradual, steady increase over a long period of time.