Then down the road as you raise rents and you find yourself cash flowing.

Chasing cash flow in these neighborhoods is rarely a viable business model as I've learned.

The renovation will convert a row single family home into 3 family home ( the layout is already there ):- the first flow will be 1 bed, 1 bath- the second floor will be 2b, 1bath- the basement.If those 3 rents, I can easily have $1800-$2000 in gross rent per month.So any creative financial idea I can propose to him?

Here's a guide that describes what good cash flow looks like and how to analyze a property.https://www.biggerpockets.com/blog/rental-property-cash-flow...  

,I wish there were a super clean delineation that I could make for you here.

What if the investor partners up with a general contractor who's willing to do the work for "free" in return for a percentage of the cash flow and/or a percentage of the equity?!

Many of our properties are now in "infinite return" on our investment because we refinanced to pull our original investment out so we are making cash flow and appreciation but actually have $0 invested in the houses.I did the 1-2 houses per year for quite a few years, sold some to reallocate investments at times and found that was about the maximum pace I could handle while working my W2.

As you choose your investment plan, take into account variables such as risk tolerance, market demand, cash flow, and potential for appreciation.

If the buyers buy the right property, the cash flow should be more than enough to cover all the costs, including that of the financing.

they dont cash flow because your not paying cash or your not putting enough down just put more down or pay cash and you will get positive cash flow.. very simple solution.