You have tried the basic steps that make sense.The best solution is re-route the water lines through a heated space.

Here is a recent post of mine that addresses your questions:Cost Segregation - The Basics (biggerpockets.com)You don’t need to complete it before the end of the year to use it for your 2024 taxes.

Basically structure a deal where the seller gets 70% from my lender and I finance the 30% with the seller. 

The goal is to buy or build at a basis that creates equity day one and gives you breathing room.Lane two is a value add buy and hold, basically a BRRR style deal where 40k may work in the right neighborhood.

Basically own residential RE with the effort and risk for the same return as can be projected long term for the passive S&P.  

It's basically the loan amount compared to how much the property is worth.

Basically the current LLC will first deed 50% of the property to you and the other 50% to your partner as tenants in common.

But it figured it out as:-What would be my total NOI if I paid off the $1.2m balance (and now that I'm thinking about it, I maybe should have did what the extra NOI would be since there would be no mort payment anymore)-For the total property, I basically took what the price of the building is today and assumed it increased by 1% per year.  

We can help you out with offmarket aquisition and Property Management in Cincinnati , give me a call to see if we have answers to all the woes you had with your previous PM companies you used , or if you are new to investing in cincinnati we can start from basics and help you put as well

Here in Phoenix, several very close friends who shared details with me went BK because tenants basically stopped paying and they had leveraged all the properties.