Just reduce there rent by $5 and they will be happy to do it.

Remember that the leveraged purchases are not going to add significant cash flow immediately and borrowing against existing properties will also reduce their cash flow.

Negative cash flow also can offset positive on other units to reduce taxes today.

That can be used to buy down the mortgage rate or reduce closing costs. 

Normally when a  property is advertised as "cash only" the property is in poor condition and/or the seller wants to reduce contingencies and opts for a cleaner transaction.

House hacking with an SFDU could be a smart first step since it allows you to reduce your housing costs while building equity.

As for your neighbors, they could have exemptions like Homestead, widow, military disability and many others that can reduce the amount of taxes.

David A cost segregation study can be beneficial for properties under $400k by accelerating depreciation to reduce taxable income.

Like anything it has to stay balanced but small gestures go a long way in reducing turnover and mitigating many "would be" issues. 

Examples could include:Partnering with other investors to share risk.Using seller financing or lease options.Leveraging creative rehab techniques to save on costs.Negotiating with contractors in a unique way to reduce expenses.I’d love to hear any stories, tips, or approaches that helped you pull off a deal others might have instantly passed on.