My answer is: Invest in the market you know best.Within Dayton, there surely are decent neighborhoods to invest in.

There are down payment programs for duplexes, i have not searched or tried to do a 3-4 unit property. 

Due to increased rates i did not refi so i did not get opportunity to see how an appraiser valued the half bathroom but the comps with same bathroom count had crazy valuation for the additional half bathroom.Taking under utilized space like a work area to add a br where the added br does not put you above the normal for the area can add value.Similar if a neighborhood is virtually all 3 br and 4 br properties and you find a 2 BR, it could be a value add to add the bedroom via new construction.  

You'll likely need to be in a C/C+ neighborhood to find the 1% rule, but you can still break even or sometimes get some slight cash flow in the B neighborhoods of Columbus.

My primary goal is to identify properties in high-demand neighborhoods, with a focus on value-add potential.

I’ll admit the fear of failure and unknown holds me back regardless of goes many articles or reports I read or deals I look at.during this search hundreds and hundreds of ads come through for training/mentorship style groups.

You can also check meetup.com or search Facebook for real estate investment groups, clubs, or meetings in your area.

Have you explored specific neighborhoods yet?

I personally like to buy in towns/neighborhoods in which no new builds are possible within 10 miles because all the land is developed.

Verify employment and call previous landlords to avoid tenants with red flags.Rent Setting: Research comparable rentals in your neighborhood to ensure your rent is competitive.Use Technology: RentRedi is a great choice.