I currently live and invest in the area and know my market but many of out of state investors get taken advantage of if there don't play an active role Detroit.

It's hard to harvest equity on these plays, unless you commit, long-term, towards very light leverage, as the only practical ways to benefit from the equity in your portfolio, if you plan to never sell it, only exchange it, for a lifetime, are to spend the cash flow, or cash out refi.

We're probably not going to take the risk if we're busy agents to play that game. 

As you discover opportunities, continue looking for the longer play!

I refuse to play under these anti-landlord conditions.

I give it ten or so years before we start seeing this play out. 

we invest in value add plays (no major rehabs) 10-40 units.

But the few requirements pale along side the power of using all of the profit and depreciation youve taken and use it to buy new investment real estate. 

Buyers have pretty much dried up and have the power currently.

Separate HVAC systems are a good idea too—makes things easier for tenants and utility billing.I’d also recommend talking to a contractor or local utility company about what’s needed for separate power meters and mailboxes.