My questions is about opportunity cost.

We are in a constricted market cycle, low volume, strained budgets, high costs.

Somehow, I had it in my head that I didn't want to do a cost seg, I like to keep things simple and cost seg seemed not worth it, so I have been investing for over a decade before we did the first.

Every Market (Detroit) is made up of a series of Micro-markets (neighborhoods) of which they are all different in cost, value, cash flow, rents, etc...

But weigh the costs of insurance and taxes against the cash flow and make your decision accordingly.

The PPP and points on a DSCR loan can be costly. 

Don't get me started with costs you're not anticipating.Once you drop this unrealistic "dream", and focus on what's in front of you.

Marketing, screening, collecting rent, unpaid rent, maintenance, capex, insurance, lawn care, vacancies, turnover costs, inspections, and so much more. 

I would definitely factor in some substantial capex/ maintenance and repair costs which could lower your returns.  

I own several hundred rental units in other states, otherwise I'd join you in helping cover the costs.