You looked past a red flag right at the outset:"When application was made tenant was I am not going to to have my puppy with me so do not need pet fee or application"Total red flag.

I want as many cash flowing units as possible on that sweet sweet 30 yr fixed sub 5% debt.

Put in about ten grand and a summer's worth of weekends in sweat equity and the deal is very sweet.

There is a sweet spot for 2500 to 5000 sqft units.  

We got robbed by a seemingly sweet old man just like Lloyd Christmas got robbed by the sweet old lady in the motor scooter in Dumb and Dumber.

Above all else make sure you have sweet ground water if in the countryside.  

That's the sweet spot in most average priced places.  

If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 4-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

Include a sweet outdoor area maybe with a pergola, jacuzzi feature.

I will keep this very short and sweet.