That beaing said you should focus on buying a 2-4 unit Multifamily the more doors the more cash flow. 

But the answer for everyone may differ.Here are the personal attributes I see in those able to achieve a higher than market ROI, enough higher to be able to “scale”.1- Knowledge of real estate principles, real estate law and real estate finance2- Minimum 3 -5 years full time, or near full time experience directly related to real estate investing3- Ability to utilize technology for increased efficiency, capacity, and accuracy4- Excellent hired legal counsel and excellent hired marketing help5- Established method(s) of obtaining consistently high QUALITY deal flow6- Ability to manage and choose people who are NOT employees: Attorneys, Appraisers, Mortgage Brokers, Real Estate Brokers, Title Companies, Surveyors, Marketing Specialists, Accountants, Contractors, Consultants, Property Managers7- A VERIFIABLE track record of success8- Ability to identify, analyze, and negotiate a deal that can be “worked” for “enhanced” ROI9- Some type of competitive advantage; for example for me it’s my ability to analyze and identify mortgage loans that are actually less risky than all other lenders believe (on the investing in debt side), and on the real property side it’s my ability to analyze”pull the trigger” with LESS information than other investors need,  combined with the ability to pay cash, or raise significant capital almost instantly as well as being able to obtain loans at the lowest prime customer bank rate with no recourse or personal liability.  

So it can be good for cash flow and building in tighter spaces but it is less of a equity play in today's market if you're looking to sell right away

Tapping into that equity through a HELOC or cash-out refinance and reinvesting in higher-performing assets could improve their ROI significantly.

My goal is to continue to acquire more cash flowing rentals to eventually leave my day job and just self manage the rental properties. 

Before I retire I want cash real estate. 

Detroit can be a fantastic market with strong cash flow and good appreciation potential, but it’s definitely a unique place with its own quirks.Starting with cash is a smart move, especially in Detroit, where local knowledge and relationships can make a huge difference.

Obviously, cash flow would have to be such that you could absorb a salary, but it seems it might be better to have someone trained by the owner who is present for everyone in the building as necessary.Thank you all for your thoughts!

IMO outside of a few small markets in the southeast the midwest is the only region in the U.S right now where you can purchase property with leverage and still expect a reasonable cash flow. 

Is this a cash-flow play or an apprecation play?