. -$650,000 Renovation Budget-Stabilized Rent Roll $25,400-"As Complete and Stabilized Value": $3.45MThat's a recent MLS deal in a B+ Philadelphia location with a credit tenant that's been there for 20 years in the occupied commercial space.

Am I delusional to have turnkey investment with 20% down, managed by the manager, with minimal cash flow(100-200$) in A- B+ neighborhoods that have a chance of appreciation? 

I don't care even if you buy in a B, ( BTW everything in Clev starts with a B :) )  it will still not end well, Good luck  

But I still must have a cold beer, especially after a hot day, there is not greater pleasure known to man IMHO....So now I mix beer and wine 😂Your health sounds much more like a B property if you ask me!

There are nefarious people in all of them that are looking to take advantage of OOS investors:(Typically, they try to sell you a Class C or D property, dressing it up to look like a Class A or B property.You don't really have to worry about that in the suburbs of Detroit, as most of the areas are Class A or B.The City of Detroit has 173 Neighborhoods, 104 of which we've classified as A, B, C or D. 

With distinct A, B, and C areas, there aren't any truly bad neighborhoods for investment.

In your case, if you have $100,000 on the sideline I don't know if I would necessarily invest all of the capital unless it is in at least a B neighborhood and play the long game, rather than invest in the more volatile markets and swing for the fences.

Now when I see the law AB 1482, it says single family home not owned by a corporation is exempted from rent control provided they give notice of exemption (and the line in CAR form says, tickmark Notice of Exemption for notice to be in effect which we did not)The property will come to market for rent in month of July.

That price point should be able to get you into a B grade rowhome with 3 plus bedrooms and often times more than 1 bath. 

A, B or C areas.