Since you just starting to rent it out I would include the down payment and any major repairs you have done.

You're using a company to manage tenant phone calls/inquiries and then send in vendors for repairs.

They offer SFRs across the country (1031 eligible) that are fully triple net lease - meaning there's no costs to the homeowner, no vacancy liability, no unexpected repairs and maintenance, NOTHING.

Staying as liquid as possible might also help you handle CapEx, taxes, small repairs, and so on.Let me know if you have any questions—I’d love to help in any way I can!

If you can rent 3 units for $2,000 you are close to breakeven.On the plus side, you will have a highly attractive asset and several decades without much cost of capex and repairs. 

Analyze potential deals by estimating the After Repair Value (ARV), repair costs, and total expenses. 

Repairing to sell might recoup some costs, but given the market and your limited funds, selling “as-is” is likely the best option to minimize further losses.

Second year distributions rise to 5.27%, third year 7.27%, according to the projections.Those projections may be at risk, for many reasons: the recent huge increase in interest rates -- increasing the cost of loans and decreasing valuations, insurance costs have skyrocketed, real estate taxes are up, labor and material costs for repairs & renovations have increased, etc.On the plus side, the majority of the ODC funds were designed to be high value add projects with plans to increase operating efficiencies, add tenants and raise rents.  

They claim the repairs were done and that the properties were worth more at the time of purchase but that the area has deteriorated since then.Any help on this subject would be greatly appreciated!

There were a number of issues, but the big one was a "repair" charge they lied about.