If one has high living expenses, cash flow doesn't mean much and I definitely understand going for appreciation first.

Buy an existing house to live in and add an ADU in the back.

My company has gone through 3 dishwashers in the last 12 months and it has been an added expense.

Usually living in it for a few years may be enough for it to cash flow positive when you move out.  

I am subletting a property that I am planning on purchasing the set up where instead of any type of security deposit I am re-having the property which is necessary before I rent it out.I will have about $20,000 in expenses all before I purchased the property.

BF it, live in it, then leave it!

@Jason Dubon I use a percentage of the rental income to prepare for expenses.

Quote from @Chris Hertig: We recently purchased a multi-family property and have someone living illegally in an uninhabitable, detached garage. 

The goal is to move into another property by spring 2025 to do another live in flip and keep this property for a few years at least.What made you interested in investing in this type of deal?

I have a few brand new homes popping out of the ground in Canby Oregon.. msut of Portland proper is very old the new builds tend to be skinnies or expensive .