They have cost my business tens of thousands of dollars and countless wasted hours of follow ups and missed opportunities.

People tend to waste a lot when everythings included, so this helps to avoid that problem.There are also companies out there that can install a meter in lieu of doing a full submeter to ascertain how much usage the unit is using monthly.

Cleveland is a solid cashflow market.

I'm from Leesburg, and I can tell you—multi-family is a solid choice (piggybacking the previous comments which I agree 💯), especially with that live-in/rent-out, house hack strategy.

Seems like a big overkill - and to be blunt if you are new to real estate it is an overkill and a huge waste o f $

If you're open to purchasing out of state and hiring a property manager, you can find solid single-family rentals in lower cost-of-living markets.

If so you should be able to qualify for solid terms on a DSCR based loan. 

You'll need a solid proforma and to build a team with expertise.

@Jose Saladin Purchasing your sister’s home as a live-in rental offers instant equity (~$170K), tax benefits, and landlord experience, making it a solid first step into real estate investing.

Adding the real estate investment and management concentration could definitely be worth it if it gives you solid knowledge and good networking opportunities.