When he moves out it will actually be closer to cash flowing since I'm cutting him and his roommates a teeny break. 

@Peter FuentesLike many people who have a newly found interest in real estate investing, you are looking for the shortcut, easy way, the goose that laid the golden egg.I would try educating yourself about the industry, picking a strategy that you can make a billion dollars doing so, figure out how you can get the this point, make a plan of action and then follow it.I will tell you that from my experience there is no short cut, there is no magic answer, there is no easy way to make a billion dollars. 

Are there ways you or your wife can earn extra money or you can cut expenses to save faster?

And don't even think about cutting down an oak tree! 

If so, cut your losses and sell.

Before the project thinking of what the investor can do personally to cut down on costs then in the end paying OOP for said repairs you thought you’d have the time to do...As long as you learned man, then I’d say it’s a victory.

If the tenant wants to cut a side deal for a better looking faucet or light fixture, it's between the tenant and the technician.The day after a missed payment, notice of the late payment and fee is delivered.Notices and conversations are recorded as text, or at least text and e-mails re-cap what was discussed on the phone or in person.

If the expenses are much higher than 50 % of the EGI, then we may have some value add play here that will require to cut expenses.)

You have to cut out the old valve and soldier a new one in.

The two family's haven't been making the cut.