it is a fairly good start.  

And I literally started with no money and borrowed the down payment. 

Excellent start. 

Also, stay away from Insula Capital AKA Atlantic Capital Holdings out of New York (Long Island) I didn't lose $200,000 but lost $10,000 plus on a deal they gave us a funding letter for $300,000 cash for a flip we were purchasing.

I am at my wits end with what to do on this to avoid losing everything on the deal.

@Jordan Miller most Class A & B rental properties bought since 2021 really don't cashflow from day one.Class B will take 1-3 years to start showing cashflow.Class A, 3-5 years.Current investors keep making the mistake of looking back at deals from 5-10 years ago when prices & interest rates were both a lot lower, but NOT rental rates.

We always recommend starting local when possible.

I am assuming you know it will lose money most likely?

There is a point where investing more loses money.  3.  

You will lose ALL tax benefits and owe all the capital gains that would have gone away.