Cash flow positive Lessons learned?

I have a issue in which I can hopefully get some good feedback for a flip in Washington, DC.

Any advice, feedback positive or negative is appreciated!

It's in a solid neighborhood with great schools (that's why we lived there for 17 years).THIRD, as a side note, we are also in the position to pick up another rental property within the next year or so. 

Any advice, feedback positive or negative is appreciated!

My Thoughts:With interest rates on the rise and the fact that I am basically breaking even on the property with no positive cashflow, I wonder if it in my best interest to sell and do a 1031 exchange into a larger multifamily that would generate positive cashflow before interest rates become to high for the numbers to make sense. 

From some info I've found, I suspect that the borrower is renting out, not owner-occupying the home, and at this rate, I expect they should have good positive cash flow each month. 

Its been a crazy semester and I recently got a position with Yardi systems.

I recently had a client in this same position.

I am trying to purchase the property and I'm looking for any feedback from experienced out of state investors.