I would be cautious with Lorain, I don't know that area as well, but there is a high rate of crime in that area. 

In fact, most cities will send a High Usage Warning letter.

I have had a fair amount of recent success because I offer a pretty high rate of 11% secured by note and deed of trust on my houses in va and nc  but want to hear other peoples success stories besides local meetups.

The high taxes are problematic but Texas is far more landlord and business-friendly than CA, NY and most other states.

@Anna Catron High leveraged operators have always been wiped out with enough time, I don't think that will change.

Profits aren't somehow ridiculously high, but our average cash on cash return is >23% across the portfolio.  

There is a lot of speculation in the market that investors should not buy real estate during a bear market or high inflation period.

Additionally, maintenance/cap ex expenses are high due to age.

And if you have that high income and don’t mind chunking down a HELOC then that is the strategy I would probably take.

Putting nearly $50K in cash into a $125K ARV property seems very high.