.* Old North Columbus: Urban-suburban mix, appealing to young professionals.In Dayton:* Patterson Park: Well-maintained with a strong community vibe.* Northridge Estates: Suburban area with various amenities, ideal for renters.* Walnut Hills: Quiet and community-oriented, great for rental stability.Areas to Approach with Caution:* Columbus: Some sections of Hilltop and Linden due to higher crime rates.* Dayton: Certain parts of West Dayton, which face economic challenges.Focusing on due diligence in these neighborhoods can help you identify stable, cash-flowing opportunities.

I have found the sweet spot to be $150K-200K. 

You can find a good mix of 2-4 units below $1M.

I am thinking a rezone to a commercial mixed use.

The short-and-sweet responses to your post:1. 

Small-scale commercial (mixed-use, 5-unit apartments, strip mall) are often handled by more residential agents where they are used to a different way of doing things.

Bumblenard....pretty sweet....

We saw neighborhoods revitalized when the city allowed for more mixed-use and multifamily projects..

Ive gotten mixed answers

Lastly, unless you're married to this particular property, you should keep an eye out for other properties that just might be as sweet a deal.Also, about the HELOC, once it’s funded, those funds can generally be used for any purpose but double check with your lender JIC.