The portfolio consists of properties ranging in size from duplexes up to a 24 unit building.Financing: I received my initial capital through a HELOC on my primary residence.

Some of the profits and losses I’ve been seeing in certain properties have been significantly lower than Airdna projects, with only a handful being in the projection range, and maybe one or two exceeding. 

Quote from @Bob Stevens: Quote from @Mohammad Parwez: You can still find a few properties in my Triad NC area where a few properties get closer to the 1% rule.However, most of the properties are now in the 0.6-0.8% range. 

The cost to remedy a bad sewer line is very high, generally in the $10k and higher range.

This will give you an idea of where you can be priced at with factual data rather than guessing a 3%. 3% could be sufficient but the data will help you be confident in your decision. 

The quality of work on prefab is not great, but easily sufficient for rentals.  

I have 9 single family homes ranging in price from just 65,000 to 430,000 and I know that most specialists would say not to pay for a cost segregation study as the values of these homes are under a certain threshold (have heard anywhere from at least 500k - 1m). 

In todays environment with higher interest rates there are less buyers in the market than a few years ago so waiting several years until rates drop to a more palatable range could lead to much higher returns.

Pittsburgh has great investment potential, especially with ARVs in the range you’re targeting.

It's great you already have the location, price range, and funding source!