I guess the big question I’ll need to crunch numbers on  is money now vs money later and opportunity cost analysis.  

Later, when you have more experience and time, you can learn how to crunch numbers and improve the rate of return.You don't have to be in a big city like Columbus, where everyone else invests.

From the WSJ yesterday:A $10 Billion Real-Estate Fund Is Bleeding Cash and Running Out of OptionsA giant commercial real-estate fund is scrambling to escape a looming cash crunch caused by the long line of investors who want their money back.The $10 billion fund from Starwood Capital Group has been trying to preserve its available cash and credit by limiting investor redemptions.

Applying business losses against other incomeOK, you crunched your numbers, including depreciation, and your business has a $10k net loss. 

It is smart to make sure of a reserve or your borrowers have the cash to get out of a crunch.

Without crunching real numbers, my napkin math is probably close to 20% avg annual return.  

Impressive Rent-to-Price Ratios: Average rents for 3-bed homes are about $800-$900/month, potentially yielding 12-15% gross returns.Economic Transition: While historically industrial, Bay City is diversifying into healthcare, education, and service sectors.Revitalization Efforts: Downtown redevelopment and community initiatives are breathing new life into the city.Strong Cash Flow Potential: Low property taxes and insurance costs contribute to robust monthly cash flows.Let's crunch some numbers on a hypothetical deal:Purchase Price: $75,000Down Payment (20%): $15,000Mortgage (4.5% interest, 30-year fixed): $304/monthProperty Tax: $100/monthInsurance: $60/monthEstimated Repairs/CapEx: $100/monthProperty Management (10%): $85/monthTotal Monthly Expenses: $649Potential Rent: $850/monthEstimated Monthly Cash Flow: $201Cash-on-Cash Return: About 16.08% (not including appreciation or tax benefits)These are rough estimates, and individual properties will vary.

If you'd like help crunching numbers or exploring financing options, feel free to reach out!

With those costs in mind you can crunch the numbers and see what you would need to negotiate the sale price down to to make it worth your while.  

Crunching the numbers is going to be huge.