:I've learned, the good ones don't seem to ever make it to the open market (loopnet, crexi, etc)In my experience on all sides of the table I can confirm this is a very true axiom, that opportunities first get filtered through a Brokers internal buyer/sellers, and then through internal agents networks, and after that, hit the open market, most often. 

Hopefully, not an expensive tenant or Fair Housing lawsuit.100% of what @Travis Biziorek states is true, but he left out a key fact - he lived in the Detroit area when he started investing here, so was able to self-manage and meet everyone he had to hire face-to-face.

Personally I am thinking 1c. 1c but 2 being more true then we would like. 

But, if the deal is a true ABL play, I may not even look at a credit report at all.

This information is then linked in the database—think of techniques like pulling signatures from mortgage documents and extracting unit counts/construction types from building permits.This allows you to search my name and instantly see all of the rental properties and construction projects I own, even though they are well covered by holding companies.

Is your $$$/mo CF a true CF, or is that your net right now without any maintenance coming up?

Same would hold true in a beach environment in the summer months. 

If the above is true, the income will offset the debt in the DTI calculation, so who cares? 

Quote from @Zachary Deal: Choose neutral safe tones and get nice materials but don't splurge too much on very fancy cabinets, counters, appliances that someone else may not value the same as you.This is so true.

True, but (a) they were typically experienced investors, and (b) today's market includes record prices and high mortgage rates, which is a double whammy.