I have to dive into the DP calculators, I've had my spreadsheets from previous looks at real estate, but I'm sure DP is much more robust.  

.- Strong Rental Market: The city has a robust rental market due to a diverse population, including students, young professionals, and families.

Impressive Rent-to-Price Ratios: Average rents for 3-bed homes are about $800-$900/month, potentially yielding 12-15% gross returns.Economic Transition: While historically industrial, Bay City is diversifying into healthcare, education, and service sectors.Revitalization Efforts: Downtown redevelopment and community initiatives are breathing new life into the city.Strong Cash Flow Potential: Low property taxes and insurance costs contribute to robust monthly cash flows.Let's crunch some numbers on a hypothetical deal:Purchase Price: $75,000Down Payment (20%): $15,000Mortgage (4.5% interest, 30-year fixed): $304/monthProperty Tax: $100/monthInsurance: $60/monthEstimated Repairs/CapEx: $100/monthProperty Management (10%): $85/monthTotal Monthly Expenses: $649Potential Rent: $850/monthEstimated Monthly Cash Flow: $201Cash-on-Cash Return: About 16.08% (not including appreciation or tax benefits)These are rough estimates, and individual properties will vary.

.- Property Management: With companies like Champion Investments managing a large portfolio of properties in the area, there seems to be a robust infrastructure for property management, which could be beneficial for out-of-town investors.- Market Knowledge: Local real estate companies like RE/MAX Select, with their 18 full-time agents, indicate a strong local real estate community that could provide valuable market insights.In conclusion, Shelby's real estate market shows potential for investment, particularly given its price growth and strategic location.

Feel free to DM and we can see if you’d be a good fit the market I work and if not, at least I can give you a few pointers as far as STR fundamentals and a couple resources for cost segregation.One thing to add regarding cost segregation:You should always read the bio and resume of the persons signing your Cost Segregation study.

Grand Rapids is a pretty robust market currently. 

Motil has a pretty impressive resume' I can see where folks would lend to him  ..

Not super robust but will do. 

I may even drop BP and use that money to justify a more robust app.

STR's aren't impossible here, but depending on the area, you'll find them to be extremely seasonal.Other strategies that have worked for me and my clients is the MTR route, there's a robust hospital system in both NYC & LI that is always hiring contracted nurses for 3-6 months contracts.