Here is what I mean.You have to be able to "give away some fruit", but "keep the farm".  

We may get a little orange juice or coffee and then turn on our computer.

Certainly the low hanging fruit is gone, but with patience and homework, you can still find the occasional gem.

Or, you can do what I hate, you can construct a pro-forma based on what the property *could* rent for, arrive at a fictional NOI, and use that juiced NOI estimate (along with your cap-rate) to come up with a value that looks great on a listing. 

I think you will find the Midwest a fruitful investing opportunity.Here in Indianapolis, small multi units [duplex] don't really very well.  

@Mauricio HernándezLong gone are the days of the low hanging fruit.

These are low hanging fruit leads from a ton of marketing that gets funneled down from virtual assistants and he handles the ones ready to deal. 

Video games are interactive, TV is mind numbing - but I digress) , and adding collective wisdom to my REI knowledge banks.However, if you'd like to create fruit from your time, here are some suggestions:1.  

I'm sure others have done it with the HELOC as you described. i just like taking the low lying fruit of what financing is easily available.

As a side note, I was in the area this past Friday helping to build raised gardening boxes on a one time vacant lot for a community garden that will allow area neighbors to grow there own fruits and vegetables.