I have found a few that would barely cash flow with property management, but they were in not the greatest parts of town.As for flipping, I have only analyzed 3 properties and none of them had enough space for much of a profit.

Rent collections were barely moved by covid.

I would agree with Chris - some of the coaching and advice programs out there are 10 x what Roofstock charges in the Academy and barely 1/100th if the material.

The numbers I was getting were <5% COC, barely breaking even or even losing money. 

Alternately you could do the bare minimum to bring the bath to code and then wait for a vacancy to reno.  

Down to just barely above 2 mo supply as of yesterday.

I understand you want to pump the area and the values up, but this is the city that pump and dump promoters screwed 100’s if not 1000’s of previous out of state (and out of the country) investors out of their money. the Aussies and the Brits got especially hammered .. paying 70 to 90k for houses these people were picking up for 10k and barely rehabbing. 

They did, however, catch the bare foot bandit who did a string of in home robberies the past year or so.

If you meet one criterion, but barely meet the other, you are going to want to see if the lender will be flexible.12.

Is this to cover the mortgage payments with property taxes and insurance, property management fees (what I could call barely breaking even) or be in a positive cash flow each month (cover the above, plus vacancies, repairs and capital expenses)?