@Dan HoodWelcome to BP,Good luck and good choice one the Dayton choice.It is a great mix of markets in which every one of them fits investing quarters you will find great returns.We own in various neighborhoods a couple of dozen of houses there and are very pleased.My recommendation for you is,Learn out of finding off-market good deals.For this is the most desired skill/ commodity.And will serve you at any marketNot to mention that most professional activity Real Estate Investors have their own marketing ways.Also, try getting some knowledge about creative financing for there is a wave of opportunity upon us with all of the eviction moratorium and forbearance coming to its end.

While this isn't the best choice, it may be the most practical/only choice.

Hard Money vs Loans, what's more beneficial and why?  

Had some beneficial turnover, vacancy has been minimal, no rent lost due to covid or non payment.

You have 2 choices at this step and 1 will fit you a bit better than the other. 

Depending on your state of residence, you may want to form an LLC in your own state; in some cases LLCs formed in Nevada or Alaska may be beneficial, but also result in extra filings.The answer to your question will depend substantially on the following1.

(I couldn't take money until I closed on the property, and I have language in the contract that I keep your security deposit if you break the lease.)2) I think I made good choices as far as my purchases went. 

Is it reasonable or beneficial to do a 30 year as long as it produces CF?

Lots more hand holding and guidance through the process.In the end it is the seller's choice if they discount their price or not, but chances are they are still fully compensating their agent, based on their listing agreement, not because the buyer is unrepresented.

Smaller towns may just have 1 choice.