@Claude Diamond I am so enthralled by your post, and that you attribute your success to mentorship.

All expenses and income associated with the investment are attributed to the plan.  

The attributes that differ from the subject house are added to or subtracted from the comps to arrive at a corrected value of the subject house.  

I may be late to the party, but feel a need to weigh in on some key points:1) A portion of Detroit's deficit can be attributed to changes in the state's municipal funding system, changes which victimized urban and fully developed areas and rewarded small towns and open areas.  

Agree you should stick to your guns at least for awhile longer.Review your criteria and make sure they align to the attributes you are looking for in a tenant.  

As someone else mentioned, your question is more of a book topic.To give you one specific data point that I hope will be helpful, in short, if I was your client and you found me a small multi with a current GRM of 12 (that I could get closer to 10 with some improvements/mgmt), and in a local neighborhood with "will always be a renter" residents, and a few other attributes I favor, I'll buy it, throw off 5% free CoC return, and a 5 year IRR around 15.There's an insane number of variables that go into me having these specific requirements, but this is the best optimization I've done for my lifestyle, situation, personality, and risk appetite.  

There can be no income producing attributes to the home for USDA Guarantee or Direct (from a lender or straight from USDA).

Every deal will be different but surely there has to be historical statistics that dictates what attributes, on average, the best investment has? 

This house has had more issues than my primary residence, so the expenses have been quite a bit higher than expected.Monthly Mortage: $543Monthly taxes & insurance: $308Average monthly expenses: $328Avg monthly rental income: $1237Monthly cash flow: $90Overall, should I just attribute these to sunk costs and sell them and use the equity elsewhere?

You're right- your points are great- and I'd attribute it to the fact that you are looking in Atlanta.