“ cash flow returns” almost always compare horribly to a simple bank CD after you deduct for insurance, prop taxes< vacancy, capex, prop management (or your personal time.) etc etc etc. 

It helps you understand the areas where you want to invest, your rehab cost and where you money is going.

instead, why not find a market 1-2 hours away where you can be hands-on / in-person?

At no time was I informed that what I was doing was going to cost money.

We used $100k of private money and the rest was personal cash.

This plays into the affordability issues for tenants by allowing them to live in nicer neighborhoods for less money, yet I get monthly revenue comparable to short-term rentals.I have also shifted my focus to buying better.

You could also try looking up money judgements filed against local businesses at the magistrate level and target them with direct mail or driving for dollars. 

The main person I talk with just changed shoot me a DM if you want! 

If you're not meeting the 500 test, you will need to track the time of each person that performs work on the property. 

The PM has also not sent them the rent money from the past 3 months.