With owner financing, you can usually put a smaller down payment down (15% or so) to get in, then drive the value through improvements or rent increases to market.I always look for light to improvements and mostly rent increases with month to month leases or vacancies to get the best deals that I can move the rents faster. 

When rates were 2.5 just a few year ago cap rates were still 2.5 to 3, there very little change since then.I'm hoping other investors can shed light on their expectations as buyers.

We made sure to harbor a good % of our Reno budget just for landscaping, lighting, fire pits, lawn games, etc.

Can someone please shed light into the new law that past in November of 2023 around investment opportunities in multifamily units (1-4 units, not commercial) that say you'd be able to put down 5% instead of the past 15-25%? 

(I don't know what the licensing requirements are in Ohio, but if the LLC is renting out property it doesn't own, there might be licensing requirements to act as PMC).I think a couple of background questions would shed some light on this:What is the purpose of the LLC?

In light of your circumstances, take into account the following real estate investing strategies:Fix and Flip, Buy and Hold, and BRRRR (Buy, Rehab, Rent, Refinance, Repeat)Always keep in mind that careful preparation, thorough research, and modifying your approach to suit your risk tolerance and financial objectives are the keys to successful real estate investment.

I'm exploring options and this seems like a good way for me to purchase the next deal but I'm treading lightly as using unsecure loans sounds pretty risky and of course I need to consider ALL things including their terms, market conditions, capital on hand (about 30k to invest) and my strategy which is to BRRR. 

But other than giving oak the amber tint that tough, oil-based poly imparts, I've always been a fan of keeping old floors as light as possible when refinishing.

Taking out debt for 2M is not something I can take lightly. are there any other possible options that I’m overlooking?

Great information, I image you are trying to buy within metro areas, probably light industrial zoning I would imagine.