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

My questions is about opportunity cost.

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...

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.

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

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

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

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. 

Wish you the best.If I was you, first step is evaluating costs associated with doing MTR and comparing with potential rental income to see if it makes sense to do LTR or MTR.