We use Yardi for our accounting, which leaves much to be desired at times, but we have spent a lot of time working on our financials to get them to look the way we want.

One of my best friends thinks I'm rich and while I may have more than she does, I she was earning more than me for a lot longer (I make more than her now) but she spent her money on $6K vacations. 

sorry for typos. speaking into the Android keyboard leaves a lot to be desired

My point is cash flow is only one source of return on RE and in my opinion the least desired because it gets taxed annually.  

If the former is your guest avatar, you really need to look at what others are doing in your area because if they include utilities with no cap and you don't, it will make your property much less desirable.

Your path will likely get you to where you desire, it will just take a little time. 

It's not net negative if you are living for less than you would pay for rent...and PS, you wouldn't be earning appreciation or any cash flow on that either.

As long as you stay invested and let your hard earned capital continue to grow, you can pick your spots when a real estate opportunity offers outsized returns comparatively to other investments. 

They may change, but do you want to risk your hard earned money to give them chance.

While the property's location was desirable, it was evident that the house had been neglected for several years.