Look into FHA 203(k) loans for repairs and down payment assistance programs in your area.

The property was my primary residence for a decade and now functions as rental unit so I am happy with the purchase overall and it has worked out well.

Using the search function gave me this, hope it helps https://www.biggerpockets.com/forums/62/topics/1211224-nyc-c...

My suggestion is to build a spreadsheet and include the net cash flow to you for every month of the deal, then use the IRR function to figure out your return. 

And I like the project management function also.  

A lot of universities have students that need mid term housing due to graduation dates, mini semester programs, etc. and I've found if you approach them and offer them a solution to this problem, they are willing to work with you and help send business your way. 

After graduating in 2015, we moved to Oahu, where she completed a one-year AEGD program.

And cash flow negative is a function simply of the leverage in a deal, you can be CF positive you just need to leave more cash in the deal and it's worth it for a better property.Completely different way of looking at things and you're going to be forced to evaluate like this in a new higher rate era plus housing scarcity.

Are you offering any special programs, incentives, or advice to help them close out the year successfully? 

In 1.5 years, I will be moving to a large university town to start a dental residency program, and I am viewing this as an opportunity to invest in my first property.