In the past few years Toledo has seen a large influx of out of state investors.

I have a close associate with a large project there and the local banks have turned off the spick-et on funding his developments and these are very large multi thousand acre deals.

Some people may think it is those with below market rents but i question if this is true as these tenants will now get max allowed rent increases Would they have gotten such large rent increases in the absence of rent control.

If you do have large gains you’re allowed to combine them as mentioned above.

they are largely unused by me, and I believe also tenants.

If you have vacancy or in need of a large repair, will you have the cash to also manage that? 

If they won't let you build on it, explore doing a lot tie agreement so that you can combine the parcels and when you go to resell it, you can ask for a higher price point based on the large lot.

1) are you paying down more than $400, if so you are making money, but if you put down a large downpayment you’re not getting a good return m2) do an amortization table at 30 years.

The company I use, NREIG, just started writing again in some of the northern parishes, but aren't covering large multi-family and are requiring a minimum dollar amount per ft. sq. 

That is the main reason.. so they can low ball and make large spreads .. or withhold facts on the house and get their assignment fee and move on without much risk.