If you decide to pursue this option be sure to EXPLICITLY spell out how the maintenance of the buildings will be handled as these types of facilities tend to be hard on property from my experience.

Class D is mostly rentals (another tip to look at owner occupied stats and/or if the neighborhood is identified for revitalization), the tenants are outside smoking, they are talking to neighbors and solicitors, it is a completely different vibe that is pretty noticeable just driving through.

@Shayan Sameer, we use the 70% rule to decide if we’re going to spend the time to fully underwrite the property.

I like smaller companies whose owners are not brand new but not old and burned out either.

look for land with owner financing And I am sure you know this but location and safety will be paramount in the Jackson market there are simply areas the crime is far to high for this to be successful..

That said, it’s been a great market for me—strong cash flow, significant appreciation, and plenty of opportunity for investors who take the time to understand the market’s nuances.If you decide to explore Detroit further, feel free to reach out—I’m always happy to share insights and what I’ve learned along the way.Good luck on your investing journey!

However, if you're a W2 high income earner or business owner, I can't imagine it makes any sense to flip houses, mail mass post cards, wholesale, or build lead gen websites with the value of your time being better spent other places (such as learning about real estate and increasing your income through proven means), such as at your 9-5pm or growing your business, and your real estate is a long term process and you don't need "home run" deals to qualify or make it work.

Know this: the #1 reason why landlords fail - failure to manage to the lease (source:  American Apartment Owners' Assn). 

You get whatever NEW interest rate they decide on.

Your not getting any STR properties via arbitrage your just managing someone else's property and the owner is getting most of the benefit.