What's the point of getting cash flow if you lose all your capital?

@Jason Sinclair, having a designer for a wife, I would answer that it really depends heavily on each house, the flow and usability of the spaces as they are, and the overall use of space in the house as a whole.That being said, while there may be a small shift towards more separated spaces, "open concept" is by no means dead, and in many markets, most people seem to still want to have connectivity between their communal spaces.In fact, my wife's current flip is a split level (although technically it is a split-foyer), and she is taking out a structural wall to connect the kitchen, dining and living areas.  

Are you looking to buy more properties in LR or just improve the cash flow of your current one?

So far this journey has cost me over $22,000,   still without a cash flowing multifamily property...to say the least I'm extremely disappointed and frustrated.  

Meanwhile, gross rents of $1,800+ for 3-bedroom single-families is an achievable figure, so it’s possible to generate cash flow if you lever modestly.There’s a bunch of other stuff that’s worth highlighting—the economy, demographics, neighborhoods, new construction, and more.

You'll want to make sure it cash flows each month.

I know you don't want to deal with tenants and their problems, so why not either:A - Buy a NNN property where you don't have those problems, but still have cash flow,...orB - Take your $500k, and partner up with another investor where they deal with the tenants.

It hedges any downside risk and increases cash flow.

I would recommend fixing it and then determining whether or not to sell based on cash flow and profit after the sale.

I can pay for all my problems using the cash flow from my current rentals.