After  3.5 years we have permits for a 17 unit redevelopment project.We had hopes that we would break ground within a year of buying the property....that fell by the wayside for 2 reasons:1) we had worked with the city to increase density through an affordable housing scheme that did not go as planned.

In fact, by doing so, you're breaking the lease terms by blankly refunding security deposits. 

So, even if you could get a down payment and loan for a property, you would LOSE money even at high rental rates until you ran out and got foreclosed on and still not be giving anyone a break on rent prices. 4.

Negatives of this purchase: home does not cash flow or break even if I decide to move out of the top portion.

I want to BRRRR and break even cash flow.

I am new to real estate investing and want to break free from my 3pm-11pm job.

If you put enough down you can make it break even, but it just comes down to how much capital you have and how creative you want to get to make a deal work.

Then comes to house maintenance, should that be 50/50 mowing lawn etc… or give him a break and I do that etc not sure.

It's definitely NOT dead, but, cash flowing or breaking even is significantly more difficult. 

You can sell the property and hopefully break even, chalk this up as an educational experience, and try again.Next time, look for property with more wiggle room.