So with another 100K in construction/fix up cost bringing the total to 500K it meets the 1% rule, obviously I would do more underwriting but I need to be solid on those comps. 

Its location near the planned casino positions it for continued appreciation and strong demand, making it a solid long-term investment in my portfolio.

Team Up with a Good Agent: A solid local agent can help you navigate the ins and outs of multifamily properties.

Offering $450K would leave room to cover the $50K in repairs, and since market rents support a solid increase after updates, this could boost your long-term cash flow significantly.

The 2nd floor apartment is longer so the third floor can open out onto the roof of that 3rd floor (it's very solid - I've been up there and I'm 6/2, 250).

If you’re comfortable with the tenant risk and low cash flow in exchange for a solid property in good condition with long-term appreciation potential, then proceeding could make sense, maybe you you can negotiate some concessions?  

Both deals have solid potential, but for a first property, the duplex might be a smoother entry point.

I'm not against hiring people without a solid estimate for the whole project but then it just means the work is paid based on an hourly / daily rate and I get daily updates on the progress and I watch them very very closely.

Hey @Sharad Bagri,For cash-flowing small multifamily rentals in Columbus and Dayton, consider these areas:In Columbus:* Northland: Diverse community with solid investment potential.* Southeast Columbus: Dense suburban feel, popular with families and young professionals.* Old North Columbus: Urban-suburban mix, appealing to young professionals.In Dayton:* Patterson Park: Well-maintained with a strong community vibe.* Northridge Estates: Suburban area with various amenities, ideal for renters.* Walnut Hills: Quiet and community-oriented, great for rental stability.Areas to Approach with Caution:* Columbus: Some sections of Hilltop and Linden due to higher crime rates.* Dayton: Certain parts of West Dayton, which face economic challenges.Focusing on due diligence in these neighborhoods can help you identify stable, cash-flowing opportunities.

(I don't believe in the 9-5 rat race) I have good contracts, a solid book of contacts for dispo, a decent understanding of the industry, I'm just really struggling with finding leads.