You may be out of pocket $68k, but if you are the only one signing the loan, you could be out of pocket more than that if the foreclosure moratorium is lifted and banks start aggressively foreclosing to recoup their loans.  

Learn how to negotiate, estimate rehab costs, understand ARV for your market and be aggressive on networking. 

There's a decent duplex that's been converted to 4 plex in Port Alberni that would cashflow, but that's about it, lol. 

Only thing it lacks is a decent grocery store.

Some options:1)  Sell out or rent out your Hawaii house hack and get into a lower cost of living area where you can save more aggressively. 

I am hoping to get feedback on which penalty is less aggressive.

But my reviews were better when the prices weren't so aggressive.

An aggressive approach would be to own 3 - 4 Subway (fill in the blank with the business) units which would allow you to have a General Manager AND the Real Estate (say $425,000 per unit). 

It was dark and sad looking but was in a great location with decent amenities.

The cash flow for this building was decent.