I offered $100k cash sale or a $150,000 bank sale.

Germantown has better cash flow potential but may require more hands-on management.

@Ed Lopez Many good points in this thread.A few things I was thinking about when reading your posts:1) At $500/month in rent with annual turns it is going to be nearly impossible for the cash-flow math to ever work.

Ask yourself if the IRS tried to say you were over/underpaying and they want $ from you, could you defend the lease amount?

Such a situation is recoverable if there is enough time for a market recovery and the cash flow is at least break-even (or there is enough reserve cash to cover negative cash flow until it can turn positive). 

As the cash flow is obviously much worse than you can earn in the bank with a basic CD.

One of the first deals I had (multi in an up and coming area) my buyer was paying cash and the deal was solid.  

Perhaps there is an opportunity for us to work together.Thanks again for responding.If you're looking locally, I'd focus on markets with a decent amount of activity/inventory so that you have more options i.e.

It is to get you to reduce the amount of time you waste looking at deals and knowing what is good and what isn't good for a deal.You'll also need to know the area comps, are people putting in wood flooring or LVP etc.

I would just be cautious, as there are some rough neighborhoods in both Akron and Cleveland that seem attractive due to the cash flow but will be money pits after the vandalism and vacancy.