The warning on buying cash flow makes sense, since it would decrease your ROI.  

What seems to be a shortcut actually hinders or delays progress and is more likely to fail.Increase earnings, decrease expenses, sacrifice, and save.

I've had a couple investor friends recently tell me they were able to lock in a seller finance sub 6% --which is crazy in this market.As far as prices--i haven't reduced the ARV in my analysis, but I have run the numbers with a 15-20% decrease from the arv in an effort to be conservative.

Your negative cashflow will decrease annually as rents rise, and the debt on the property will slowly be chipped away by paydown and inflation. 

You can get placer.ai data that will give you an idea of customer counts year over year so you can help gauge if sales are increasing or decreasing. 

or just decreased ranking position on search?

I have also found that I am less motivated now and expect for it to continue to decrease as time wears on and stabilize around 15 - 18% or so.  

@Joseph DiBernardo to get positive cashflow you have to either increase income or decrease expenses.

We also do not decrease the rent if their voucher doesn't cover it. 

Based on my calculations this approach, even with the higher wholesaler fee, would decrease the amount of cash I need to put into the deal up front.