if you find a seller that wants to wait longer / spread payments out differently that's fine too.

The lot next door was added to the subdivision around 2000 and goes by completely different rules. 

If it's the difference between $1800 and $2200 but you have to cover utilities too, not worth it. 

It sounds like you are in a really good spot right now and have a lot of options, I hope some of this info helps, or gives you a different perspective perhaps, I wish you all the best! 

I have stopped in Cumberland many times but am not very familiar with different areas within it.  

It would be a different story if I were endorsing a business that was not doing a good job.  

The key to success is understanding the nuances of the market—different neighborhoods perform very differently, and having a strong team on the ground is essential.If you’re interested, I’m happy to share some resources on investing in Detroit and what makes it work for BRRRR.

But everything else that was in place, that's "different".... 

But a big difference when your costs stay mostly flat.) whether the property is positive or negative $100-$100/mo should make zero difference to you.

However, they approach financial health from different angles.The 50% Rule is a quick estimate that suggests operating expenses (excluding mortgage principal and interest) will roughly equal 50% of the property's gross income.The DSCR is a more precise calculation (Net Operating Income / Total Debt Service) that determines if a property generates enough income to cover its debt obligations.Deal example:- Class C middle class neighborhood- 4bd / 2ba single family house- ARV: 190k- Purchase: 105k- Rehab: 35k- Market rent: $1,400-1,525- Section 8: $1,475- Property manager: 10%- Taxes: 125 month- Insurance $1250 yr- HOA: $55 month- purchased and rehabbed with all cash.