As you know, cash flow comes down to how much you have to put in the deal, what it produces, and how your debt payment is structured. 

To put in context, 1 cleared $1.25m in 18mnth's on just 1 value-add deal. 

The work we put in today may not show immediate results, but the fact that we are taking action is a win and over time, it builds into something far greater.

Put in “Will they come?”.  

But I know I'm probably not going to find cash flow locally and to break-even I'm probably going to put in a lot of down.

I would not put in tenants where rents are very below market rate as that will make it more difficult to sell.

It's clear from your post, and the limited information you put in there, that you are out ahead of your skis here.

U buy the juice wholesale put in delivery system in your property set it up like Tesla Superchargers were the person charging pays for it on an app on their phone. 

I planned for it financially, but it's a headache for sure. your rent is too high if they are sitting vacant.. there is more inventory than butts to put in them.. therefore competition for the few qualified tenants this will cause rents to go DOWN.. if a property is not rented in 2 to 4 weeks your rent is too high .. this is one of the major risk factors that many dont see when buying in a subdivision of group of ALL new rentals..

Wait for accepted offer.Or are you doing a tour before you put in an LOI?