I imagined that it would be insignificant / negative with the property being turn key already. 

If you pay more, you won't meet your metrics and will probably have negative cashflow and/or equity.You may have to make 10, 20 or even 100 offers to get one accepted at the price that meets your numbers.

I should always avoid negative cash flow (which is what I'm seeing) 3.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

In 3 years it would still have large negative cash flow.  

the reality is you have negative cash flow when properly estimating the expenses on the 3 rentals (no way 3 rentals have $1300/month maintenance/cap ex, pm, vacancy, and misc total (basically $433 per property).  

However, when you factor in the HELOC, we have a negative / break-even cash flow (HELOC payments are about 25% of the revenue from both).

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

No, these are all carefully chosen and will never be negative.2) Using someone else's employees at nights and on weekends will definitely save you money...but it is not legal.

NOTE: One "new" negative is that all small LLC's are now subject to the Beneficial Ownership Information Reporting requirements of the Corporate Transparency Act.