in my mind this works for the cash buyer but the leveraged buyer thinking they are going to pull all this equity so quickly well that may happen if they get stunning appreciation. but you know appreciation is gambling and a fools errand according to most BP buy and holders  :)  

There are also many online sites that provide crime statistics, if that's your primary concern.It's hard for me to mentally map the zoo/botanical garden in Roger Williams Park to neighborhoods outside the Park, but generally speaking the parts of Cranston that border Providence, around the Park (e.g., Elmwood and part of Broad St especially around/past the cemetery), are a bit tougher than ones that don't (e.g., near Park View middle school or parts closer to Edgewood than Providence).As far as self managing vs. using a property management company, I don't really know your situation - e.g., how far away you are, how much time you have to devote to the property, managing service calls, going there if necessary, ability to do your own work, etc.So that's something you'll really need to decide for yourself - though I would say as a new person, you should expect that you'll be there a bit more than you "imagine" you will be (at least that was my experience when I was new 15+ yrs ago).If you do decide to hire it out, I can recommend a couple of local companies.

I think it would be a gamble to assume 100% occupancy 365 days a year on your underwriting model and assumptions.

Buy the $70-$120k properties that border Detroit. 

I'd say in a grid between Alexandria, Cornwall, US border and Quebec border. 

However, I know someone personally who had his loan called due so it's a gamble you have to be comfortable with. 

That could be no garage (when all the other homes on the street have one), backing up to or on a busy main street, bordering or in ear shot of active railroad tracks, in airport flight paths, or where the subject property sits next to or across from a trashed house.

Starting with hard money on your first deal can be a gamble/a big bite in my opinion...

There are programs that will lend around 70-75% of the purchase price + any documented repairs but it can be a bit of a gamble if the purchase price + documented repairs will come back at the ARV. 

And after we sold, it's still climbing.its a testament that those who dont believe in appreciation or think its gambling are missing the boat.. great wealth is generated through appreciation