Have you explored specific neighborhoods yet?

Every Market (Detroit) has a series of Micro-markets (neighborhoods) of which they are all different in cost, value, cash flow, rents, etc... 

The home was built in 2006, great neighborhood, close to the highways, close to everything new that is being built, close to a military base.

They don't seem to realize that this is a financial organization. 

IMO, the best strategy for that type of individual is to purchase residential property in an area they are or can become familiar with; in an area where the neighborhood is “on the rise”, typically where demand exceeds supply and people are spending $$$ on fixing up properties.  

So....I have a duplex in a crappy neighborhood.

No, it would be more like $2,500 but an ADU is a definite possibility as there are many in the neighborhood already.

For C/C- neighborhoods you usually need to scale to 10+ doors; it's a numbers game. 

house hack in some sort of fashion.Either buy a duplex or large single family that you can rent out a room/side of the houseOr buy a fixer upper in the best neighborhood you can afford. 

Also, hyperfocus helps me find a home with the right conditions - a stable but increasing-value neighborhood.