Finding it through your Facebook sphere shows the power of networking, and keeping the rehab cosmetic was a smart way to minimize risk and maximize profit.One thought: Have you factored in holding costs, loan interest, and potential market fluctuations during the 45 days?

None of the resources indicated the kind of changes to the law as you had suggested.

If we bite off people’s heads when they admit disaster, it suppresses legitimate issues with these techniques.Just for context there is a lot of history with the OP and some of us on here going back years (like the thread I linked to above from about a year ago and several others if you use the search function with his name) with him minimizing the risks of how he was structuring these transactions and some of us being cautionary, warning him that exactly what happened here could happen, which made him defensive and dismissive. 

Partner Driven saw a fantastic opportunity to leverage the property’s market-ready condition, allowing for a swift and profitable transaction with minimal investment or risk.

Jobs are always a good indicator of growth areas especially good high paying jobs.

This, in my opinion, will help minimize your liability, in the event the dogs cause harm before the tenant moves out.Then, you can negotiate a peaceful move-out with the tenant.  

With the newer 5% down conventional loan for owner-occupied multifamily option, I generally advise people to start analyzing from there if they want to house hack a multifamily with minimal down.  

Personally I'd invest in other affordable-but-growing markets in the Midwest, which are currently seeing greater price appreciation and job growth than Detroit, while still having decent cashflow potential.But the Detroit MSA had its first population increase in decades this year, indicating Detroit has "bottomed out," and will only continue to grow from here on out. 

Often times this data isn't made public so some calls have to be made, but for us it's an indication whether or not there's a trend of investments being made in an area. 

This approach will help minimize the potential financial risks associated with renovations and working with contractors.