Not a ton of value-add opportunity, more of a core+ investment in a very small market I'm familiar with - my initial analysis is yielding a 14% IRR & 1.28 EM, so I'm not sure of the attractiveness to investors.

They should be found early on by talking to other investors or your investor friendly Realtor.It is through effective property management that your money is made besides buying well initially.

I wasn’t trying to be long winded, with too much detail, in my initial post but I actually did this method on a fix and flip.

Tariffs won't have much initial impact as 83% of US economy is Services and unimpacted, and of the goods part of economy, we Import far more than we Export so tariffs on either side will hurt foreigners far more than USA, but trade war will degrade GDP, so 10yr yield will fall more from that lower expected GDP than from mild inflation causing it to rise, but this is all irrelevant short term "re-arranging deck chairs on the Titanic", so to speakHighly selective Real Estate picking/management or very selective Value based stock picking or precious metals will be the probable course to Navigate the next 30+ years. 

I bought these two houses that were next door to each other with a partner using hard money (3pts, 13% interest, and 1% extension fee every 3 months after the initial 6 month term).

They ended up costing me a few grand, so much wasted time, and the terms are not even close to what they initially told me.

I hopped on the roof with the garden hose to defend the property (even though initially it was contained) when suddenly an ember spread to a palm tree (that had been neglected to be trimmed for years) that instantaneously atomized/vaporized into hundreds of embers and spotted fires on several homes.

What drew me to Detroit initially was the potential for strong cash flow, but I’ve also seen appreciation in several of my properties as the city continues to improve.

Security systems are easily outsmarted, that’s the point of the initial visit, to case the joint. 

I’ve often seen this happen where initial approval is given, but debt-to-income issues arise once they discover you’re purchasing another property.