Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

I find it hard to believe that investors are actually buying negative cash flow deals, but they are and then banking on appreciation.

I will concur with negative comments above.

So eventually this negative cash flow property becomes cash flow positive and pays for itself including property taxes, hoa, mortgage etc.Trying to calculate how bad is my investment here or should i sell out if there is appreciation 

Negative cashflow adds risk. 

You can create your own methods and one stop shop by creating your own leads.

For instance, many tribal lands are exempt from state and local property taxes, which can obviously lead to significant savings.

Or maybe you're great at talking to people and could make cold calls for someone working off a leads list. 

As a starting point: -If they work full time and make $700k a year -Don't want to or can't spend time self managing a short-term rental -Don't have a spouse who wants to take the lead on managing the rentals They are likely not going to directly reduce their taxable income with real estate year-to-year. 

I am definitely looking to connect with existing and new leads in Akron and Cleveland