That said, Detroit is very much a block-by-block market, so understanding the dynamics of specific areas is critical.For professional investors (and even newer ones), Detroit’s future is bright if you approach it with the right strategy, solid due diligence, and an understanding of the challenges.

I don't understand why you've owned an investment for 27 years and only cash flow $600 a month.

I would love to chat with someone who is a mortgage broker to understand your day to day workflows a little better.

Or try the reverse - rehab a property to Class A standards in a Class D neighborhood and try to get a Class A or B tenant to rent it.Unfortunately, many newbie real estate investors are jumping into buying affordable Class C rentals - expecting Class A results.

And if it's a high amount, would you be better off just using that as a downpayment and get a standard new investment loan?

Buffalo is a great place to invest, but understanding that neighborhoods change extremely quickly is paramount to your success.

.- Suggest you try to network with other landlords in your area, check MeetUp app and others.Your other option is to hire an attorney, but understand you will have to pay them for your ignorance.

That being said it’s worth understanding what’s working locally as your next step varies jurisdiction to jurisdiction.

Make sure that your tax accountant understands this. 

It is my understanding that the 5 day notice is not sufficient by certified mail if the tenant never signs for it.