Even if you move out, you can still cashflow +As for single family or multifamily, you can always start off by house hacking meaning you live in one UNIT or ROOM and renting out the other vacant units/rooms to offset your monthly mortgage payment.There are several ways to run and make sure you are maximizing your rental income while keeping your living expense as low as possible.

So, either the purchase price is very high, or your expenses are high. 

That also does not account for any other expenses, such as vacancy, make ready, PM, lease up fees, and reserves for maintenance.My suggestion would be to look for homes that are further north or east where you can likely get a better price and higher rent....Anna, Sherman, Celine, Van Alystene, Aubrey, Cross Roads, Little Elm, Denton, Forney, Princeton....Lavon.

IRS audits and penalties: Studies that are poorly conducted may be full of unsubstantiated assumptions and errors that can lead to expensive audits and large financial penalties from the IRS.Long-term issues: Dealing with IRS audits and having to correct inaccurate studies can be a drawn-out, stressful and expensive process.

Don't forget, if you have owned a commercial property for a long time and have put a lot of money into it over the years, you may be able to expense many of those "improvements" with the Tangible Property Regulations (TPRs) of 2014.

Rather than taking out some boot from your sale to pay off debt, you could take a detailed look at your financing math after buying a new property and then strategically refinance to replace expensive debt with cheaper debt, but this is not very easy in today's rate environment. 

Gross rent less all expenses. is NET.  

Use 50% rule, expenses are $1.5k/month.  

In essence, less than 20% (of the commonly-held-average) ARV is a slim margin, and you should justify it according to your experience and comfort.

One way or another, however, the investors must work to pay down loans, increase rents and decrease expenses wherever possible.