I’ve seen situations like this before, and keeping control of the contracts has always been the better play.

@Timothy Franklin look her up on socials and you may be able to get some guidance, but this is playing with fire from where you are at now.

Hence you can see how interest rates play a large role in determining cap rates in a market in my opinion. 

In my free time, I like to play pickleball, bass guitar, and I write real estate based articles on LinkedIn.

Detroit is literally one of the, if not THE, best markets you could be playing in today.

Amortization length along with any DSCR requirements comes into play also to determine what kind of down payment requirement you may have to meet. 

Real estate is a very capital intensive industry and if you do not have the money the odds of success are very low - it is no different than starting any other business - how many people do you know are successful when they start with zero?

I have been playing the multifamily game for almost 10 years now, and the GRM is one of my least favorite methods personally since it ignores so many important factors (steam boiler versus electric baseboard heat as an example). 

@Justin Jefferson first, some cold realty - you're about as likely to play in the NFL as you are to retire via real estate in 4 years.Are they both possible?

The screening process plays a big role in the odds of collection.