However, despite this progress, the property remains cash-flow negative.

A lifelong friend and I are motivated to (virtually) meet and connect with those in REI working in the Pittsburgh area.I'm active duty military and living in California with two rental properties (one in Virginia Beach & one in Pittsburgh) and my close friend owns a single family in Baltimore.  

But it takes time and energy from internally motivated people who take responsiblity.

I saved up the down payment for a few months and have a few remaining as emergency funds.

Short of selling my entire portfolio, the liquid capital for the down-payment remains unattainable. 

So at least there is some motivation for the debtor to actually continue with the payment plan. 

I thought I was buying at top of the market in 2020...and 2022...but prices continue to remain high. 

It can easily take 6+ months to find a motivated seller. - Just be prepared, because a motivated seller typically has a property with issues you need to be sure you can solve.

You can collect close to 100% of your rents when doing that. https://www.biggerpockets.com/blog/student-housing-rentalshttps://www.biggerpockets.com/blog/student-housing-remains-a...

But if borrowing costs remain high and interest rates don't fall as many people expect, cap rates will have to decompress further.