Roughly $600 per month in positive cash flow.What made you interested in investing in this type of deal?

Whether the seller was open to a buyer commission or not, I wouldn't put an additional cost into any personal purchase.  

Who has first position now?  

I think there's a path to refinance that would flip me into positive cash flow, but I'm coming up short on ideas. 

When evaluating a property management company, it's important to look beyond just the management fee and consider the full scope of services and costs involved.For example, at our company, we charge a 10% monthly management fee, a $250 lease renewal fee (unless it’s a takeover tenant, which requires additional effort to establish a strong relationship - because usually people are changing pm companies for a reason), and the first month’s rent as a leasing fee.

However, appreciation will put more dollars in your pocket over the long run.The best solution is to find a property with positive cash flow in an appreciating market.

You pay your agent at closing (think of it as an additional closing cost) Depending of the situation and of these options can be used by you and your agent to negotiate with the seller.

Thank you Eric.In addition to the rental properties, my wife and I have a paid off house, paid off car, and about $1.4m in retirement accounts, brokerages, and savings.We live in a HCOL area and our expenses are $9.5k per month even though we live pretty modestly.I set out initially to have real estate pay for at least some of my expenses in order to give me more freedom and financial security.Is your wife quitting too? 

Additionally, are there any other factors I should be considering when purchasing a duplex or triplex?

You should always require them to add you to their policy as "additional insured" or "additional interest" and you will be notified if they cancel or change their policy.