My experience has been overwhelmingly positive, but—like any market—it depends on your approach, risk tolerance, and the team you have in place.Detroit is unique.

If you have an awesome job and love living where you are, there is no shame in staying put! 

You have to understand the market, neighborhoods, numbers, and realize the risks involved buying houses "sight-unseen".

Put another way, 1.

Its what I do, but it doesn't seem to be very popular in the forum.Ha at the risk of sounding like I'm 100 years old I don't think live-in rehab is very popular now because young people are more about comfort than we were back in the day.

Best bet would be a “partnership” with a monied individual looking for a high risk/high return passive investment with you providing the “active” part.  

When financing these projects, keep in mind that some lenders may require a larger down payment or charge higher interest rates due to the increased risk.

Similarly, if you put several Class D tenants in a Class A 4-plex, what do you think will happen to the property?

This is 100% on your desires, time, level of risk etc.

If anything, when we plug in the details per the calculator we def have to put in higher then the estimiated 3% maintenance costs.