We didn’t find a joint investment, but I found an off-market deal and invested with my dad separately.

But don’t pay things off until you hit your financial goal.

Rents have gone up but nowhere near enough to overcome it. 

I wouldn't touch anything outside the urban core. if your strategy is to buy existing and old I'd recommend not to. as a newer investor depending on your liquidity look at build to rent development. building investment properties below market value by 25% and refinancing out of it to do it again. the urban core has tax abatements as well that are 15 years right now you can apply for. that means that taxes will be around $600 to $800 per year. there's cash Flow but the existing inventory market dried up a few years ago in the urban core. local realtors are going to push you to the trash areas like hilltop, south linden, etc because it's the only place numbers work. columbus is great, but remember a tenant who pays $1800 a month is different than a tenant who pays $900 a month. let me know if I can help any other way! 

My quote expires in 2 days but we have run into a hiccup closing. 

It appears you can publish and post but there isn't many other features.

This may be expensive and not worth it but having it legally split, may also increase value. 

Hard to understand your post but am assuming you are saying that the individual acting on behalf of the seller was assumed to be an agent but you are finding out they are actually a wholesaler?

But for the last 3-4 years local residents have decided it was cheaper to just take the groceries. 

I would recommend considering conventional financing until you reach Fannie Mae's limit of 10 properties, then consider either a portfolio loan, and start your race to 10 again, or look at DSCR at that time.