It's one project, that's more hands off and offers great returns. 

I imagine it’s a relatively short drive from Southwestern Ontario, and it offers some unique opportunities that align well with what you’re looking for.Detroit has seen tremendous progress over the last decade, with significant investment and revitalization in many areas.

Forming an LLC for your rental property can offer liability protection, but no real tax benefit.

Finding some sort of value-add aspect or buying at a discount means you either create or walk into equity, which protects you.

Even if they offer a 721 on any property, I would recommend looking elsewhere.

I am not exactly sure if calculations are accurate and feel stuck with this decision, I would appreciate if someone could offer an advice or potential solution?

Great points, ZharaBirmingham has relatively steady and diverse rental demand, and I’ve seen many investors I work with have success with C/B class buy-and-holds.Location is key—areas near UAB, major employers, and popular suburbs tend to have the strongest rental demand, while C/D class markets offer solid affordable housing and Section 8 opportunities.

It’s not for everyone, but with the right team, an agent who knows the market, a solid property manager, and good contractor connections it can be a great way to your porfolio.For example, Cleveland is affordable, has strong rental demand, and offers solid cash flow.

Off market and the new the owner used an agent so I reached out to the agent and made an offer How did you finance this deal?

We own every property we sell, and our company stabilizes them before offering them to our clients.