The ones who bought in good areas and used my contacts for handyman/repairs do great with cashflow+appreciation but some bought in rougher areas who try using 3rd party managers and the expenses eat into profits even just turnover costs are way under-estimated by most investors add in lower quality tenants and that 10%+ cashflow deal turns into 0%.

Curious - what are the biggest things eating into your profit?

The Mayor has stated that they are eating up the already limited housing options for poor & low-middle class citizens in the city.2.

First, the inflation would eat my lunch. 

I can't decide if I want to pursue a lawsuit for them to turn water back on (and possibly lose) or if I want to eat the money for several months and hope there's water below me.

It's a chicken and the egg kind of predicament, somethings gonna have to give. 

Start there.If you decide that market does not work for the numbers you are looking for, then the Easter Egg hunt begins.

Your eggs aren't all in one basket. 

Maintenance, repairs and turnover eat up the slim cash flow and then some.

If the property were built in 2015 I'd drop the numbers down because they probably won't eat up a lot of maintenance.