Don't use a USPS post office box, it screams you're selling something.

When you tout $45k purchase price and $925 per month rent as a positive....to me that merely screams some of the highest risk possible.

After dialing 50 numbers and either no one picking up, getting a polite no, getting hung up on or screamed at, every once in a while I'd get someone interested and they'd love the loan programs and they'd like me (of course!)

Should I hire a homeless man to scream at all hours of the night?

The most important thing one can do is buy a screaming deal with minimal surprises and low-risk.

If the buyer wants the house vacant, and I am getting a good price for the house, it might be wrth paying the tenant to leave without a fuss.Other than that, if a tenant violates the rules to the point where I have to file for eviction and go to court, I am out for blood. I

Background info: A+ area (wicker park), 3 large 3 bed legal units, 1 non conforming, 5 minute walk to El, quiet desirable tree lined street, huge ceilings, tons of light, original millworkCurrent Rents: $7220 (3x $2000 + $950 accessory unit + 250 garage)Price: Under contract for 1M, expecting about 30k in buyer concessions (nothing major, but seller indicated flexibility to address anything)Pros: 40 year owner, new roof, new windows, new garage, recent boiler/water heater - stout mechanicals, easy to duplex down into basement to make 4bed / 2bath 2250 square foot unitCons: window AC, radiator heating (3 separate meters, but one tied to boiler - owner covers heat), single coin op laundry, porch in usable but older shape, older kitchensComps: $1.15-1.25M for similar but upgraded rental (not condo standard) units.Option A: Do nothing:If I were to do nothing at all and keep rents (below market atm - at 20% down (interest rate is unfortunately very high, but such is the time - 5%) with 4% loaded for fees, $200/month for radiator gas in entire building, it's cash flow $0, CoC $0.Now of course you might be screaming this is a terrible deal - I think there's a lot of value add here for a unique building in a prime area. 

In my brief analysis of the Dayton area single family home market, I don't see any way (short of getting a super screaming deal) of getting much greater than 1% (rent/appraised value) other than in West Dayton area.  

Mandel & Ogden will lease up their units then move to the next big headline, but the mom & pop retail shop that poured $100k into a new facade, logo, image or equipment are screaming loud and clear they are there for the foreseeable future. 

I'm also not seeing screaming flip opportunities in these neighborhoods.