I don't know your market well, but in most or all desirable places to live, cash flow has to be created right now.

The same listing can go from a great cash flow on day one to negative cash flow based on how the buyer plans to finance it (conventional investor loan with 25% down, FHA 3% down house hacker, cash, etc).

Yep, they will need the Schedule E to properly cash flow the loan.

I can definitely tell you there's still a lot of positive cash flowing and 1% rule deals and you get amazing appreciation.

Tying up all the cash in a property doesn’t seem like leverage to me and I missing something? 

I own 1 Single family LT rental that is struggling to cash flow in a small town (bought in 2021) - so no equity right now.

If its constantly rented , then keep renting it , keep the cash rolling in .

Well in this new model you would essentially pay your investors 7% in the form of a debt service, therefore when you decide to do a cash out refinance you pay your lenders their 7% and you own all the equity in the property that you acquired.

Purchase price: $445,000 Cash invested: $22,000 Househacked and rented out all units

It would cash flow as a rental property but not as much as a multi.