Break even today, cash cow in a few years type of an approach.  

I’m anxious to jump in and start making deals, but these rehab costs can make or break a deal.

Here's what I'm accounting for currently:Mortgage (P&I)InsuranceTaxesElectricWaterTrashInternetVRBO/Airbnb feesGeneral/RepairsCleaning (though these will be passed through)If i'm super conservative on my monthly rate, I will need to rent the unit 10 nights/month to break even, if I am more realistic with the rate (according to my realtor who runs two STRs), i'll need to rent it 7-8 nights/month to do so.

The right property manager and contractor can make or break your experience, especially when you're starting out.

It's not the data or the asset classes; it's you.You are often your biggest roadblock.Considering this and looking at your journey differently, you can break the stalemate.If you are new and want advice, you must be open to ALL advice, not just the kind that supports your first idea or asset class.

It's like the property knows you need the money and something will break. 5.

Finding a property manager who will help you and is in your best interest is also important, the property manager can either make or break the investment.

The most likely scenario is that his renters will eventually do something that costs him a significant loss, despite cutting them a major break for so long. 

One hiccup and you're breaking even, like appraisals that come in at 265 (or even lower!). 

you're trying to increase the ARV as much as you can and then refinance and with rates high, you'll probably be at break even or even negative.and it's very risky to use 100% leverage.