It's best they be honest with their current landlord so he's not caught by surprise.

Ask to speak with some of their current owners and current/former tenants.

The ROI is attractive at 16%, but ensure ARV aligns with recent comps given market trends. 

One of the trends you see clearly is that smaller landlords do not want to rock the boat increases, especially with good tenants. 

Between Columbus and Dayton I've seen these trends. 

Here's a good article about current inventory versus pre-Covid.

A client of mine recently invested there and raves aboutt the ease of finding solid contractors who stick to the budget.One piece of advice: before jumping into any market, spend time understanding the local economy, demand drivers (like job growth and population trends), and the landloard laws.

The trend is your friend.

the trend that you are seeing in your market I think is more nationwide and you are absolutely right about building relationships with agents and wholesalers to have a good dealflow. 

As important as due diligence, analysis, knowledge of the property type, track record of the syndicator, correctly predicting economic trends, and timing is, the number 1 way to avoid a devastating loss is NEVER INVEST MORE THAN 10% OF YOUR INVESTABLE ASSETS IN ANY ONE DEAL.