Ultimately, the decision to purchase now or wait depends on your financial goals, risk tolerance, and the specific opportunities you’re considering and every situation is unique, so what works for one person may not be the best for another.

She doesn't want to evict her due to her being her daughter(23) and her daughter has a 3yr old.

I’ll DM you. keep in mind when you dig into John's market and his way of buying these and holding them you will find its a very unique niche that cannot be duplicated in many states. 

Others have told me for example stick to all white and gray while others have said to go crazy with colors and make it UNIQUE…  thoughts on modern vs chic? 

Airdna numbers are way off this year and does not account for special features or unique features. 

As in any crowded market, the key is location and uniqueness.

This is still a very tricky area for lenders as there are not many "industry-standard" tried and true rules - many DSCR Lenders and buyers of these loans are still wary of the SRO model - that being said, it is a lot easier and more flexible to underwrite on an acquisition if you are buying and the property could be utilized as a LTR / MTR or STR as that allows for a more tailored projection (as long as the property doesn't have unique or altered characteristics that would require it to be a SRO / MTR)

I have a property now, but have a unique situation.

That's where big empty fields are that are not always maintained, and some unique dry conditions. 

Hey Elton, Detroit is a unique beast for sure!