Detroit is appreciating rapidly, due to many factors, and it still cash flows or at least allows you to operate near break even.

If you’re not factoring in asset management fees and investor returns when calculating ROI, then what seems like a good investment may not be scalable at all.For anyone looking to scale, start by asking yourself: Can my process generate returns that cover passive investors, management expenses, and still leave me with a worthwhile profit? 

It is already off putting that I could not be allowed even to use a tent or trailer, RV, mobile or tiny house even temporarily.

I also have rentals in Detroit that I get far higher rents with cash paying tenants than I would a section 8 tenant.There are a lot of factors at play and the answer to "why would the government allow our tax dollars to be spent this way?"

Of course the goal should be on the first page by anytime but that is usually bad ROI since the price is the biggest factor on the rank.

My ARVs are also reflective of those factors. 

Don't get me wrong:  cash flow is still an important factor, it keeps the lights on, it pays for repairs and upgrades.

Most times landlords don't have data or cannot adequately factor in vacancy time or turnover rate.

What ADR did you use for MTR and how did you derive the MTR ADR (or different what rent and what vacancy factor)?

All of which may factor in.