Currently two unit are vacant and two of the unit has a long term tenant with very low rent almost half the market price which brings me negative cash flow.

It seems I could be one property tax re-assesment away from being negative cash flow if those numbers are accurate and remain constant.

Might even be negative cash flow at that point.

Assuming you're putting the minimum down (20%) on any single family, even at lower price points, you're going to be cash flow negative for several years if you're accounting for all long term and short term expenses.

The other negative with a long term renter is I lose the flexibility that short term renting offers.Currently, I'm in the process of obtaining my real estate license which I should have by this summer. 

Who has had some positive experiences/negative experiences in Real Estate with sheriff sale's, probates/absent owners? 

That is, if a small uptick in interest rates would result in negative cash flow or a loss, don't do the deal. 

I won’t buy negative cash flow properties.

Prefferably id like to connect with some of you for further questions.Im looking for single family housing and id like facts and statistics that are current and related to those. or atleast pointed in the right direction.Please and thanks

What I'm worried about is - I don't want to miss the big picture (appreciation in 5-10 years) whilst worrying about being in the negative for the first 2-3 years.