Obviously the Detroit market can be pretty seasonable but a lot of this sounds like controllable things from a PM.

Appreciation is unlikely, and selling later may be tough.Challenges of an Out-of-Area RentalLess control over tenants & maintenance.Emergency costs (travel, major repairs).Harder to sell if the area declines further.Better Approach?

If not, you have to fix it by abatment or LBP hazard control methods.

I've worked with groups like Sands Investment Group, Hudson Edge LLC, and others, where I primarily analyzed industrial properties with long-term leases and high recent growth potential, alongside stable A-class multifamily properties with value-add opportunities.While many of the groups I've worked with are hesitant to relinquish control of their investments, my goal is to create a balanced yet diversified portfolio, focusing on high-growth industrial assets and value-add multifamily properties.

My immediate area, 5200 people, has 3 outdoor self storage and 1 new climate controlled.

THose are forces you CANNOT control.

well once pandora's box has been opened like this it becomes out of investors control.

.- We can better control what's on our master key system- EVERY lock at a property is opened with one key (well, maybe not the garage car-door)!

I wasn't skeptical at first because I control who I decide to rent my property to. 

Since you can't control the sale price, you basically have a $4k cushion to your reno costs, or otherwise you lose money compared to the as-is scenario.