Unless you have a solid plan to turn this around, selling now and cutting your losses might be the best move.

Kid in college and one starting to drive   blah blah blah.I'm sure there are numerous places to cut money for sure. 

A lot of DSCR programs I'm familiar with don't cut back LTV like that until you get to 5+, generally 1-4 units are classified together with maybe some kind of rate adder for 2-4. 

i'm willing to break even monthly if i can cut out a lot of those up front costs. 

It builds wealth and most importantly cuts your expenses and gives you a front row seat at being a landlord.Was the best thing my wife and I ever did.  

Of course we can cut our losses and switch.

@Albert Gallucci this is the 64,000 question and I tend to agree with @Jaron Walling it's really not that cut and dry. 

It sounds like you may not be cut out to manage rentals in which case you should probably sell.

I've done this on one house in order to cut costs - since then, I've added a meter with the utility company but it's a good workaround for the short term. 

See if you can get a copy of The Millionnaire Real Estate Investor by Keller.The Slight Edge and Atomic Habits too.Awesome board with many smart people having own suggestions and ideas to grow wealth!!