Last year, on my 9 properties I had negative cash flow after accounting for mortgage payments, etc.

I was going to checkout Truebooks and will not because of only negative feedback from you. 

Most assignors in my area of Texas have virtually no concept of the real costs associated with an investment, including acquisition, hold, remodel and sale costs.

The real property investment can be repositioned if it proves disappointing in its original form; it can be refinanced or recapitalized if it has too much or too e pensive debt; inflation over time bales out many bad purchases, and finally the investors knowledge, experience and abilities can be leveraged to turn around a cash flow negative property.I’ll provide an exampleThree years ago we purchased a note from a bank secured by two auto repair facilities with a large amount of excess land.  

If the tenant is truly struggling due to a life event, the sooner we can work together to get her somewhere she can afford (and not have an eviction or negative credit report on record), the better for all.

Such a situation is recoverable if there is enough time for a market recovery and the cash flow is at least break-even (or there is enough reserve cash to cover negative cash flow until it can turn positive). 

If I had grasped this concept five years ago, my achievements today would be even greater. 

And if CA and such has negative cash flow but good appreciation.. then maybe I can find a place that has a balance of both. 

A lot of people negatively arbitrage their 30-year mortgage, after taxes, if they keep money in a high yield savings account instead of prepaying their mortgage, because the savings account pays 4.25%, and their mortgage rate is 3.75%.

I also found that being at "market" rents it takes longer to rent therefore missing out on a month or two of income negating the ROI on improvements.