You'll probably have to compromise on at least one of those.You may want to chat with @Jacob Thompson about his experience as he went through this exercise locally quite recently.Good luck!

I know all about hustle: I woke/wake up at 4:00 a.m. to exercise every morning, ate/eat a very healthy diet all while I worked 3 jobs during my last year of high school (2 jobs since the age of 16) and saved every penny to buy myself a car with cash and begin saving.

Tip: use the BP calculator to see what your property could do, I performed this exercise with a property I currently own and determined to keep after analyzing for rental with proper investing(already have the equity in them to do this).I am fairly new, but think positive cash flow even if very low is still cash flow, but Jim K has some solid advice.

As a thought exercise, start with the presumption that you're probably wrong about everything: the reasons you think this deal is worth buying, the underwriting behind your reasoning, your ideas about how you will add value and operate the property. 

Obviously, I run census data, get some reliable numbers for socio-economic data.Then it becomes more of an art:How many people are riding bikes, exercising, etcDo running, cycling, fitness groups pass through on routesHow many people walk their animalsDo I see obvious illegal activity spots.

They exercise, read, and constantly are working on improving themselves. 

This may be a good exercise for all, in their respective markets:  Take a look at the market sale history of the micro market(s) you invest in all the way back to before the crash.  

So I find ways to gently work my real estate activities into casual conversation, without beating anyone over the head with it. 

Many people want what they cannot afford and end up doing nothing within that exercise.

I would also consider a small printed sign and a gentle reminder when signing a new lease that they washer should not be overloaded.