Am I on the right track with this approach?

I wouldn't consider it a heavy negative unless the street is super tight and parking is hard to come by or if the street is very steep/busy.The more desirable dense city neighborhoods it's almost kind of expected and off street parking would be considered a luxury rather than a necessity.If you get out into the suburbs I would say it's more of a big deal since more rentals have off street parking or a garage there.

Instead of inspiring confidence, they overwhelm the seller with negativity.

Assuming 7.5% interest rate, the negative leverage would require you to put way more than 20% down just to break even.  

I only bought sub to if there was enough equity day one to either flip with no work or there was margin to do a rehab and then sell..

I only have 4 properties so I cant speak on that Oh absolutely it would not be free just as most integrations in this business are not free.

I do have monthly mortgages to be paid and not having rental income to offset my negative cash flow has been a learning experience and really trying to think of what options I have to have better success at this.

Now, this would obviously be negatively cash flowing since you would need to pay taxes and insurance.

People wanting to be wealthy know better.I have a unit that cash flows a NEGATIVE $700+ a month.

- A 0% down, seller financed deal, typically equates to little to negative cashflow!