Unless there is a typo my guess would be that you are possiby entering the amounts in and out backwards - using negative and positive numbers in reverse.Another common mistake is the timing of the  money in and out.

I love that everyone here is as excited about real estate as I am it has inspired me to take action towards my financial & real estate investment goals!

You could try to get your unit rented or get another unit that has a positive cash flow that you desire. 

Just some made up numbers for an example:Original mortgage payment: $1000 monthHELOC payment: $500monthTotal:$1500Now rental #1 cash flow $400 positive per monthRental #2 cash flow $400 positive per month=$800 - $500 = $300 more in your pocket per month than before.

It sucks beyond comprehension so I'm looking for any actionable advice.  

I personally prefer a legal position involving deeded ownership or secured lien position; however almost any real estate activity can be profitable given the right set of circumstances.

No Action though.I think its just taking the step by step approach. 

Here is the positive that I like.. you can put money in and take money out at will.

lol...On a more serious note, I am a serious investor entering the market in South Florida, and I am currently taking actions to prepare for making a first deal!

Join the group and you will be kept up with all the action.