They are not generally near a retail center-point so I'd be curious who a potential solid backfill would be, especially to your point, given the size and physical attributes of buildings themselves.

The way to gain 100% financing for purchase & rehab is to get your purchase & rehab numbers to fit within 65%-70% of the ARV (not easy, but possible).

Sometimes players need physical therapy (rehab), some need more 1-on-1 coaching (optimization/advertising) and some to be traded (1031 exchange).

Building an ADU to fit all 3 of you might end up being more than $250k.

Thank you,Denise Agree with Jay, if it does not sell for what they want goes back to the bank and then the bank can deal with the sale at a lower price or whatever they see fit. 

Physical REI is not a paper investment; almost anyone whose invested on paper numbers I am willing to bet is showing a lot less than the reality of if it unless they took realized gains by selling(into the appreciation rate) or cashed out refi. 

Dayton/Centerville could be a good starting point given your familiarity and existing connections there.Here are a few steps to consider:Explore Cash Purchases or Lower Financing Options: Given that you're considering not using financing, you could look for properties that fit within your budget for a cash purchase.

What information should I provide so a possible investor can make a quick decision on whether it would fit in their guardrails?

The real professionals will lay everything out up front, likely letting you read a copy of their agreement to understand additional services and benefits in detail, and aren't going to be pushy about getting you to sign anything if they feel it's a bad fit or something doesn't align.At the end of the day, a good PM will have your best interests in mind.

I've worked with Adam & Tommy at Rent To Retirement, and they both have taken a ton of time to educate me about multiple markets & investment options so I can learn & ultimately make an investment choice that best fits my goals.