All on black.

His 40-plus years in real estate speaks for itself, and his unquestionable devotion to providing his expertise, advice, and thoughts here on BP have earned him a level of respect on this site that you apparently are unaware of.He will not condemn anyone simply based off a black and white forum.  

We bought it at Home Depot when they had a black friday event.

It was always....black swan event, interest rates never went this high, no one foresaw this, insurance and taxes are through the roof, not our fault.

. * We can only imagine the morass of bureaucracy it will take to administer Rent Control, housing will be forever taken off the market and it may encourage an illegal black market in Rent Controlled units.https://caanet.org/votervoice/You can contact your local reps here to fight this injustice!!

Does anyone ever trade cash flow at the beginning for long term equity and then refi or just eat it for a year until cash flow gets in the black?

Black-swans can and do happen. 

I got it over the Black Friday sale last year and just received the email yesterday that it's starting. 

What happens if its painted over black mold all over the place and its condemned right after you own it?

Any blacked out dates?