I have ran the numbers and everything pans out with positive cash flow.

In pan-Indian traditions, a guru is more than a teacher.

Blocked condensate pan, dirty air filters, clogged pump, low freon, unit dying, vents not properly installed, air conditioning unit too small for square footage/airspace, exhaust blocked by plant material or stuff stored, animal inside the unit?

THEN start looking at raising some money.If this one does not pan out, again, start looking at how you can raise some money.

Hopefully this pans out to what I expect

They will want the numbers to pan out though.

We have moved to vinyl for rentals and were glad we did when the ac condensate pan overflowed in one property.

Also the tub was full of dirty pots and pans with many fruit flies. 

Heavy pots and pans should not be stored under the sink to permit access for repairs.

You will never control them if the tenants leave out pet food, uncleaned dishes in the sink, and grease in a pan on the stove.