I’m with @Matthew Paul. here’s how I roll- if I have to special order something like windows, I factor in a deposit enough to cover the cost of the windows (I pay for them when ordering, and im not eating the cost if you cancel) For my regular clients that have used me for years, I don’t need a deposit, when I give them invoices they pay me. 

Toilets, HVAC, and appliances still cost the same and can and will very quickly eat into your cash flow.  

In my head, I compare it to eating an elephant: I buy something (take a bite) and then I have to "chew" for awhile.

If it's not cash flowing hopefully it's in a very high appreciating area... which can be hit or miss with MF AND that nothing unexpected happens that eats into your bottom line even more.

Opened up living room to eat in kitchen.

You can’t have your cake and eat it too, unless you have no ethics.

You screwed up and will just have to eat it now...... work on your expenses and that's all you can do.

Eating at McDonalds is very common, and having a 800+ credit score is the opposite.Accountants specializing in real estate, and there're 20+ of us here on this forum, generally endorse self-directed retirement accounts and investing them in real estate.

I didn't consider old house maintenance eats up the CF. 

You would have to have an income that can support the loans, rents that will help eat up some of the debt, or a great relationship with a lender.