If they are nice enough for AirBnB, then you are probably ok there as well since the stays will be short. 

There's micro neighborhoods that do very well, even in a macro declining population.

They work well for the houses we work in 100-500k.

A tenant living in a 100 year old called board of health for drafting windows (never called us first) and BOH made us replace them within 30 days, well custom windows take longer than that to make so we got fined.

And the truth is, it’s hard to pinpoint because Detroit is such a block-by-block city with an incredibly large footprint.

I would be interested to hear others' experience as well.

If that's the case, you might as well just pay them.  

Consider cash flow as being necessary to cover operational expenses, maintain healthy reserves so you sleep well at night and help secure the most favorable debt. 

. #4 should come from a solid agent referral as well

I'm confident that many private money lenders on here would love to help you, and I would be happy to assist you as well.