The stock market has been on a tear.  

I would rather recommend being a maximum 3-4 hours drive from whatever market you decide to get into. 

Too many wholesalers are so eager to get a contract that they lock up properties way above market value, hoping to find a buyer who doesn’t know any better.

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Just as bad as the posts you see from time to time of the grandchild wanting to work out creative financing to buy their grandparents house below fair market value.  

In this case, your monthly payment with 20% down will have a good MARKET rate if your DTI works with a much lower month payment and no mortgage insurance(MI).

A portion of rent goes to the purchase price which is on the top end of market value. 

@Ellis Moyewe really don't know a lot about this situation since there aren't many details in your post... but i don't think this makes any sense for anyone involved here...if it's a flip that's not selling, refinancing may not solve your problem and allow you to pay back the HML in fulland typically a sub to buyer wants a low interest rate... and if you refinance now you won't be getting a low interest rate, you'll just be getting whatever the market offers.and finally.... the vast majority of loans are NOT assumable. 

I am seeing a trend in CA that ADU construction is more cost effective (per unit) than buying on the market by a long shot.

Since you're focusing on Dayton and Cincinnati, you'll find plenty of opportunities in those markets.