Hi Frankie, If your looking for the biggest bang for your buck there’s strong section 8 government guaranteed Cash Flow all over Detroit.

My biggest struggle right now is determining whether to buy a house outright with my HELOC and then refinance it in hopefully 6-12 months or do I use a smaller part of my HELOC for a down payment and try to get a traditional loan for the rest of the payment?

Oxford House (https://oxfordhouse.org) is the biggest "peer run" sober living home nonprofit organization in the world, they lease about 3,600 homes nationwide and is a good model to study as well.

Hey Seth, I remotely manage my 12-doors portfolio in Detroit with similar rental rates.It's definitely not even close to a full-time job, so yes, doing this on a portfolio of 30 properties is very doable.My biggest challenge is doing turnovers.

The biggest challenge I can see for this is that I hear it's a pain in the *** for the seller to go through a local community bank and confirm their income for their approval for a mortgage, and there are local/community banks that will approve 95-100% LTV loans based on how profitable the deal is.

And some of the biggest repairs not for some time (roof 20, hvac 10, etc) .To me, building a new sfh should allow you to get a bigger discount than what is typically available these days unless you're really getting lucky. 

Problem TenantsOne of the biggest pain points for landlords is dealing with tenants.

Most peoples biggest "out" is if they are unable to get approved for the loan than they may be able to backout without penalty depending on the loan period written in the contract.Like everyone else said, it will really depend on the contract wording.

My biggest problem is ongoing currently: neighbors in the municipality are being rude to my guests.  

The biggest miss I see is some of them giving facts like you can get 1% rule and my investors are doing great...cool, who are there, show us the numbers, show the data.