Just go a few steps up in quality... you’ll still cash flow on paper and even more in real life because you can’t put a price on quality, sane, and consistent tenants.

While trying to acclimate to my new life I made plenty of mistakes in the face of adversity.

Find great people and life turns on easy mode. 

You never know when you need the extra cash and never know if you will upgrade your life.   

In my area, we have an aggressive home owners association, that opposes up zoning, and report any violators.Normally, you can check with "city planning" on these issues.Then they make life difficult for violators.

You will lose money on this (hopefully you have the minimal resources for it not to bankrupt you) and for the rest of your life you'll tell anyone who listens that real estate is just a bad, bad, bad investment strategy.You jumped into a very tight, very difficult, very high-risk niche specialty without studying it carefully, without having worked with a more experienced investor, without a network and a team in place, without giving yourself a real chance to go through the learning curve.

A service dog is part of their life and health management.

Your real life returns will more closely match your on paper returns in better areas.

The mindset of changing your spending habits to investments rather than liabilities for the rest of your life is all that you really need to be successful in this.

In my experience, for a ground up, high risk deal like this it would be a waterfall like the following;-  8% preferred return for investor- return of investor capital- catch up contribution to sponsor to equal 8% of their investment- something like 30-70 split till 15% IRR- 50-50 after thatThere would be some 2-5% sponsor fees off the top.That is what you can get from an experienced sponsor with decades of success and billions in management   If you want some examples check out the PPM on CrowdStreet or RealCrowd to see real life examples.