Share RE statistics in the area, have a crossword puzzle or something fun. 

They are all important skills and pieces of the puzzle. 

Also, great plan to get a job soon - income is a big piece of the puzzle that many gloss over.

The other piece of the puzzle is finding the properties you wish to purchase with the 1031 funds.

The deal is the other piece of the puzzle here. 

Pursuing my degree is a piece of the puzzle for me.

If you're missing the financial side of the puzzle it's probably not a good idea to begin with. 

But the numbers puzzle me.

Just to add a small piece to the puzzle, many real estate agents or other people who want your money will respond to your question; guess which area they are going to say is hot? 

So that would be the first piece of the puzzle I would solve.Regarding your question: rent estimator will be a single unit, and so if you have a duplex, your numbers are accurate.As for why it is cash flow negative, there are any number of reasons.