Meanwhile I'm down in my place dying and sweating having to keep fans running around the year and constantly to just make it livable for myself.

Is it feasible to buy the property at a real low price, and put in the sweat equity to complete the tearing down of the home in order to gain the land value?

In a not-so-great neighborhood in (say) Minneapolis, the tenants might trade sweating for a few days in the summer for a reduced risk of somebody pushing in the A/C and breaking in through the window the rest of the year.  

Developers are not dripping a drop of sweat, not a single bead.

Finally, look into house hacking as this is a really great way to gain sweat equity in a property that can be captured in a tax advantaged way every couple of years. 

Sweat equity all the way.

I suspect many inexperienced investors, that do not understand the full cost of buy n hold, are under calculating long-term costs and may not even realize that they are purchasing a cash flow negative house.  1% properties have not been found on MLS here since maybe 2013.  50% rule would show every purchase at large negative cash flow (but at our rent point the 50% rule is too conservative).I look for value adds that reduce my investment amount and provide instant sweat equity. 

So, don't sweat the "no cashflow" thing. 

I am humble enough to leverage  sweat equity for opportunities to learn and build genuine relationships through real estate.

A year later, do a cash out refi, capturing your sweat equity, and put that money down on the next.