@Robert Gorra - I've had a similar experience where I've had a really hard time with getting GC's to even give me an estimate, and the few that have have been way overpriced (ie, they want me to put in $20k of cabinets in a budget flip) or have had their prices go up by about 40% and still not give me a firm price when I try to nail down the scope of work.

IMO your property is not a good brrrr candidate if rents do not cover mortgage and even more so if they only cover half the mortgage. 

You can't even get an officer to a traffic accident anymore and how many domestic violence situations happen with little to no attention.  

(It was Hollywood and everybody has dogs)2) Somebody tried selling the appliances that came with the unit which included the fridge, dishwasher, stove & microwave.3) We were recently affected by the fires and had to evacuate, some tenants refused to evacuate even after police forced them to because they were "tougher than the fire".Have you heard of those horror stories about tenants completely trashing apartments and feces all over the apartment?

Based on my calculations, even with a low down payment, I can achieve positive cash flow (with aggressive enough house hacking).

Even better?

Lots of times you will have people complaining about noise even if you disclose it on the listing. 

You will learn a lot, but you just may walk away with new friends, new partners, and maybe even someone who can call a mentor.

The price points do make it hard to cash flow even with the lower interest rate subject tos. 

We originally used an FHA loan with 3% down, took on MIP, and now have a $2,100/mo mortgage with $225 HOA/mo - so about break even on cash flow.