My recommendation is to choose cities in safe and economically diversified areas with above-average income and population growth.

Economic conditions have changed. 

Architect, engineer, title 24 for energy calculations.

On the other hand, some disadvantages of investing in Dayton may include economic fluctuations, potential property maintenance issues, and a competitive real estate market.

I'm not sure what you like about Dayton but there are markets that match the economics of Dayton that are just submarkets of columbus. it's a little too far to be considered a part of our market. just my 2 cents.

Your energy will take you far in this business.

Stick to it.Real estate investing is tough and those who say it isn't tough either have never bought a property or are trying to justify how much time, money and energy they’ve spent to get the meager success they have.

I'd look at real economic development and what drives migration and property values in an area an decide from there.

They also usually are more energy efficient as the water is heated as needed and not heated to store in a tank that might not be used for many hours and tanked heaters typically have heated more water than needed (and this is desired because running out of hot water is a bummer).I do not want an annual maintenance effort as large as descaling a tankless water heater at my rentals.  

I'll stick to LLCs where members can, in my state (NC) and probably like most states, transfer their member (voting) interest and/or economic (non-voting) interest (see NCGS Transfer of economic interests) at will.