While there’s no perfect formula, there are a few methods you can use to get as close as possible:For maintenance and repairs, a good rule of thumb is to budget 1%–2% of the property’s value annually.

Interest rates are NOT high right now.

If you are open to value add strategy, small multis have potential for not only traditional forced appreciation but also the ability to see major rent increases.  

If I add $50k or better $100k more value than the cost of the value add, do I care if I am negative a couple hundred a month?  

Currently, interest rates, taxes, and insurance are very high, making it difficult to cashflow with downpayments that are below 40%.

Dallas-Fort Worth offers growth and opportunity, but smaller markets like Sioux Falls or Des Moines provide stability.

During this time, I found myself unemployed and having difficulty finding a new job due to not completing my degree or having formal training beyond high school or military.

I think it would give it a little bump in value but it all depends on the buyer.

Ironically, high income earners can make more passive income through tax mitigation than they can through buying high cash flow deals in nearly every situation. 

This implies that if I had confidence of better than normal appreciation or ways to add value, I would purchase a negative cash flow property.