My plan is to mainly focus on cash flowing properties that make the 2% rule. 

If you're looking for cash flow you can easily make $300/mo net on a single family property in a better neighborhood/condition.

Positive Cash FlowImmediate cash flow isn’t always possible in growth markets.

I had an electrician run wires in an attic, telling me up front that the house won't be up to codes, he's only doing the one or two things I asked.

If people tell you to get a loan with 500 credit and no down payment and they can do it, I would run as they are most likely trying to scam you and request you pay $2500 or $5000 upfront and you will never see that money again.

However, co-living allows you to acquire properties with as little as 0%-5% down, drastically reducing the amount of cash required.Instead of needing $100K+ to buy a rental, a co-living strategy lets you start with a fraction of the cost while achieving higher returns.3.

One thing to be mindful of is the cash flow of the property as you get into higher LTVs.

Quote from @Daniel Tanasa: Another option is to get a small cash out refinance from the house you plan on fixing up, if is in financeable condition, and use that to fix it up, while still cash flowing.

How do others manage to create positive cash flow from MF properties with debt?

With the new commission rules you can stay flexible with an offer of buyer agent commission, rather than having to commit to a certain percentage going to the buyer agent upfront.