Based on what you've shared:  If all 12 units were occupied in June, then $500 for a 2/1 is pretty consistent with the C-/D class numbers I've seen around the area. 

If you're a long-term player, you should look at the I35W corridor. 

All real estate is local so you need to attend local REIA meetings, any investor meetings you can find on MeetUp.com, local landlord association meetings.This is where you will learn who the players are in your area, how they find deals, how to estimate repairs, how to negotiate with sellers, which attorneys they use, which contractors, where they find deals.And finding buyers when you have a true deal is so easy.

Like a poker player who folds most hands, it's not unusual for an investor to look at many hundreds of houses for every one he buys.

Hey Dethorn, we’re based in Charlotte and work with a lot of the local flip and construction players.

Very poor and dirty neighborhood out of multifamily buildings, class C-D, couple vacant small apartment buildings in the area.

Westwood is the largest neighborhood in Cincinnati by a good margin.... so like you said... it gets written off as C-D class.... but there are tremendous pockets where people are renovating/fix ups.... as you said.... if someone dropped you on Epworth.... you wouldn't know you weren't in Hyde Park. 

Also, I'd suggest only doing M2M leases,  people trash the place when they feel trapped and don't care.. we always do M2M in C-/D+ properties, just in case it's not a fit for either party. 

For Loan Officers that like to work with investors, and not all do and not all are familiar with the basic calcs and how to properly do them, you will then have a strong player on your team that can deliver the kinds of refinances you will need on all your deals.Lastly, When considering a BRRRR you always want to have 2-3 exit options.

Now I think the answers as to why someone in NJ should invest in Cincinnati would go something like this: -people live there-big companies live there-urban neighborhoods are gentrifying-affordable living -diversity of neighborhoods--some good for flips, some good for consistent appreciation, and there are still plenty of C-D areas that show good returns on paper that people from NY and CA love to gobble up-major airport-major research university-we have Skyline Chili-Pete Rose is from here-Our Roebling Bridge is your Brooklyn Bridge's father-Goetta