I wouldn't touch anything outside the urban core. if your strategy is to buy existing and old I'd recommend not to. as a newer investor depending on your liquidity look at build to rent development. building investment properties below market value by 25% and refinancing out of it to do it again. the urban core has tax abatements as well that are 15 years right now you can apply for. that means that taxes will be around $600 to $800 per year. there's cash Flow but the existing inventory market dried up a few years ago in the urban core. local realtors are going to push you to the trash areas like hilltop, south linden, etc because it's the only place numbers work. columbus is great, but remember a tenant who pays $1800 a month is different than a tenant who pays $900 a month. let me know if I can help any other way! 

Would it be possible to take my $100,000 liquid cash and their equity and go to a lender and get some sort of funding for the rehab?

I have decent liquid assets but they would take a huge hit dropping 10-20 percent on a 2 million + loan.  

Thanks everyone.Annual T4 income: 250K380K in liquid investments.Principle property est. valued at 670K with 250k left owing and 155K heloc attached.Rental 1: purchased 2021 for 220K current est. value at 270K was a house hack with 5% down and $1600 monthly rental income.Rental 2: purchased 2022 for 280K 20% down current est. value 345K rental is $2000 monthly Rental 3: purchased 2023 for 267K with 20% current est value 310K rents for 2100 a month.

I have enough liquid money for the down payment for the hard money lender, but that'll leave me with zero cash for closing costs, realtor fees, etc.

In the long run, I want to have properties that are producing strong cash flow (eventually would love to own small apartment buildings and syndicate larger deals), but it seems that focusing on cash flow and reinvesting those cash flows will be a slower process than focusing on properties prime for appreciation or with opportunities for forced appreciation.

Unfortunately, timing was about 2 months late and the market went dormant for larger homes in our area around late August when we had the home finished.

With a syndication it's more passive, you partner with professionals and can access larger and higher quality properties.

I have no desire to be part of any lawsuit or liquidation event.

This is a great way to build experience and get some quality rental properties under you while keeping your liquidity up to go find additional properties.