See if the Investor would throw you a bone if the deal goes through.   

Argh @Seth Teel, you cut me to the bone with your Redfin comment!

Look for ugly houses that you can fix up for relatively cheap as opposed to a nicer house with aging bones that is going to be very costly to replace.  

From the information given here, it does't sound like there's any meat left on the bone after purchase and repairs are made.

If you want to go that route, your local Real Estate Commissions likely have some bare bones one you could use.

Or termite damage - but maybe you don't have termites in Ohio.Get comfortable with the bones of the home and you should be okay for rehab.  

Bone up on the landlord tenant laws in your state - area and put in the contract as much of the repair requirements that you can legally put on the buyers side of things.

The property had to pay a person every week go out and pick up chicken bones,poop, and demolished toys.

The apts I rented out were also bare bones with no balcony, first come first served parking in a lot that wasn't big enough for everyone's cars, so they could end up parking on the street, no dishwashers, showers only, etc.

I was very honest about the fact that they were bare bones, but it was a quiet, safe building with great maintenance and great location, and a fair price.