It was truly the wild west.For the same reason I said several years ago the price of houses weren't going to crash due to supply and demand and the supply being so low, I believe the same thing is going to happen out here.There was an oversupply of building going on 2 and 3 years ago out here especially on the bigger cabins.

I have gotten pretty good with multi-families in low to low-middle class neighborhoods.  

It was not form a low credit score.

I don't have experience with the Detroit Land Bank, but generally land banks are pretty reliable, but...they are low money buys (from $1 to $1,000) that require you to show proof of funds for the rehab.

The rehab estimate seems very low and the ARV seems really high in my opinion, just based on a tiny bit of research looking at what this property was listed for recently (it hasn’t sold), and what the surrounding similar properties are worth (~$250k).

Another thing I am doing right now is looking for a mentor to help with my strategy, but in the meantime I thought I'd make a post and hear what BP investors would do in my shoes.For my situation, I am 26 and I have a very low income (55-65k annual) for my household and a growing family of 5 to support.

Another difference is when a PM quits, typically the stakes are pretty low, you just hire another one.

If you're scared to take the leap to get your first property, I'd advise making your first deal as low risk as possible. 

Even at 280 it leaves you at $32k and after taxes brings you down in the low-mid 20's, with no hiccups.

Ultimately, it depends on your goals (low rates, fast turnaround, etc.).