I have made purchase that have been virtually cash neutral but they were under market purchases and/or had an opportunity for a small amount of sweat appreciation.  

Its almost as if Ive fallen out of love with the business. not sure if its a temporary thing tho. or maybe i just need ideas to get my mind out of neutral and into gear.

Here in Texas a 6 month supply is considered "equilibrium" that is a neutral market.

Also, I would recommend you use warm neutral paint tones in the main living areas.

On the surface, that's net neutral.

That's a pretty neutral grey interior.  

Stay with a neutral paint scheme that you'll use in all of your properties.

If you have income outside of real estate, you should investing for longterm equity growth, not cashflow.I scour the LA market for properties that are cashflow neutral because I don't like the idea of negative cashflow.

If you buy California at it's current peak that state is more appreciation than cash flow so when it naturally cycles down again you likely will be cash flow neutral to negative waiting for the next upswing.

To answer that, you have to ask if you can you find rental properties in Grand Rapids which are currently cash flow positive, and which even in market-downturn stress testing (using 2007-2010 data as a stress test) are highly likely to maintain relatively neutral cash flows?