I've worked with groups like Sands Investment Group, Hudson Edge LLC, and others, where I primarily analyzed industrial properties with long-term leases and high recent growth potential, alongside stable A-class multifamily properties with value-add opportunities.While many of the groups I've worked with are hesitant to relinquish control of their investments, my goal is to create a balanced yet diversified portfolio, focusing on high-growth industrial assets and value-add multifamily properties.

What's the condition, what's rent potential, is it in appreciating or depreciating area? 

Quote from @Richard Bautista: Good evening,Just saw Cleveland, Ohio has relatively inexpensive houses which has the potential to cashflow.

@Srikanth KumarBrooklyn Centre near MetroHealth, Tremont with Grace Hospital and ongoing revitalization, and Fairfax near the Cleveland Clinic are all great areas with solid growth potential.

The cost associated with insurance for not having 20% is peanuts compared to what you potentially can do leveraging your down payment. 

.- Owner must sign a Hold Harmless to indemnify us against any potential tenant lawsuits relating to the work their contractor is doing.--- Another lawsuit resulted from owner's contractor taking down basement handrail to get supplies down the steps, then they didn't put it back and tenant fell down the stairs.- We also negotiate a reasonable completion date, depending on the Scope Of Work (SOW). --- Who gets all the phone calls and wastes time calming a tenant down because the owner's contractor doesn't show up as scheduled after they took time off from work or a 3 day job takes 3 weeks?

Evaluate potential rental properties with a keen eye on location, cash flow, and potential appreciation.

@Tim Delaney is an investor in the Buffalo market and shares many of your views on its long term potential!

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Home is potentially upside down on mortgage (verifying that) and current owner wants too much for the house.