38116 and 38118 are the areas Im referring to and I have a Podcast where I break down the stats and all details of those areas.

The cost of PM here is between 20 - 30 % and frankly, while they can drive occupancy, they often have lower rates and less attention to detail (I worked with one when I transitioned a new property that was previously PM managed).

We haven't been able to sit down and really focus on what will be the best investment project...but...we should get on a zoom call and discuss it in more detail. 

I  have a detailed reply above that explains it and provides the code citation to read as well

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.The City of Detroit has 183 Neighborhoods we’ve analyzed.DM us if you’d like to discuss this logical approach in greater detail!

A lot of newer investors are overlooking key details like their interest rates, LTVs, and bridge loan terms, which can lead to trouble when it’s time to refinance.At the end of the day, this is simple math, and sitting down with your lender upfront to structure the right deal can make all the difference.

Get into details on how renovations are done with units occupied, what systems they use to mitigate tenant fraud on applications, how they set price levels for the units?  

There are couple more but that will take too long to detail. 

I'd love to hear more details.  

reach out to me if you'd like details.