That said, even with photos, comping homes in Detroit proper is extremely difficult.

Thanks Zach, I totally agree.Here are some things that keep me extremely optimistic about the build, when I have moments of frustration:-My initial expectation of value was ~340k.  

They sold two appreciated duplexes in Dallas and we turned them into 8 units in Mesa, AZ with higher cash-flow, and much closer proximity to Southern California.I'll add to your Phoenix "pros" list:1) Landlord friendly rental rules2) Easy evictions in < 30 days3) Rents are rising faster (on a % basis) than many other metro areas4) Low property taxes (and the property taxes don't sky rocket after a purchase as they do in CA)5) Very low vacancy and extremely high tenant demand.

I found them extremely knowledgeable, informative, and responsive.

It's not likely you'll be able to rent rooms out for 1500-2K per month unless it is an extremely nice house/area.

Rental property is extremely tax advantaged based on the current tax code.

.: EM doesn’t seem extremely low, just kinda low.

For me it's CA since I live here but the prices are extremely high for a new investor.

On other extreme let's look at that, a "good" STR business. 

In our trade, I would not expect any owner or GC to get this correct since our industry is extremely specialized.