Or just stabilize by getting the proper tenants?

Ask your tenant to use smell minimising products.

Which is also one of the 3 fundamental needs of a business most often (customers, product/service, place of operation). 

Local product is cheap since no import tariff.  

@Saul Clavijo make sure you understand you will be getting into Class C properties at those numbers.Food for though below, DM us to chat more about Detroit:--------------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

I believe up to close to 40% down with a 720 or greater credit score on a conventional loan product could give you the best interest rate. 

I wasn't sure if the loan product matters.

It's not a get rich quick scheme, it's a lot of active work and I would have 5 yrs in my head at a minimum before you truly become established and stabilized. 

You and this private person you met hammer out the details of the loan at the kitchen table so to speak and you seal it with a handshake and your reputation that this Private Person already respects or whomever introduced has vouched for you.But if a man opens a lending company tomorrow with 50 Million of his own capital and he checks in on the HML market to see what it bears and he copies his products and UW guidelines and now is he PML or HML? 

That seems to be extremely unique in today's environment.But if you're looking for more tenant stability, some of the options you listed might be a better fit. and don't see it talked about a ton here (that may be a good thing)