Expenses: $1,225 (Mortgage, taxes, insurance property management)Rent: $2400Cash Flow: $1,175Overall I'm looking for a low barrier to entry, and will be screening prospective tenants myself so I'm not too worried about the area being not so great.

I have never done a Refi before, but I have learned through books, podcasts, etc that credit unions are the best place to build relationships for financing- which I completely agree.

Lots of different options here.There is always a private money option - either a one that you find through referrals (like Roman Labos mentioned above) or you have a friend or family member that will finance the deal.

After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

I keep coming up with negative cash flow on many of the investments I am interested in.

Renovated (mostly sweat equity) and rented with monthly cash flow of $570.

Is it a cash flow or equity play? 

Click through the links, too.Similarly, whether you want to call the lender private or hard money, all mortgages and deeds of trust will be recorded.

Free flow is the brand 

There are lots of BRRRRs that hit the 1% rule and with positive cash flow!