I use a version of the 50% rule as a quick but reliable measure of expenses on a single-family: you can reasonably expect all monthly expenses not related to the  principal+interest of the loan on a property OVER THE LONG HAUL to be 50% of monthly gross income.I also think she's just calculating that PITI expenses are pushing her down to - $120 a month.

For CLE, a quick search took me to the Planning Commission's website and it looks like you can request a review by the Board of Zoning Appeals and, if approved, get a building permit to change your zoning/use.

New construction may offset demand and keep your investment from appreciating quickly but as more people push out from the city center, property in those towns will be in higher demand.My preference is eastward towards Wendell and Zebulon.

Some quick advice for you: If someone is saying "easy, fast, and no money needed" be cautious. 

This is an example of a non-appreciating "asset". https://www.zillow.com/homedetails/785-Dallas-St-Memphis-TN-...Sold in '01 for ~$10kSold in '02 for ~$55k (That's awesome appreciation or an unsuspecting buyer geting ripped)Sold in '04 for ~$61k (I would suspect foreclosure sale here as it quickly sold again for substantially less)Sold in '04 for ~$21k (This is probably it's actual value and someone in '02 got ripped off)Sold in '23 for ~$26k for an appreciation of ~24% over ~twenty years that's roughly 1.2%/yearThis is a random house on Zillow: https://www.zillow.com/homedetails/766-Neptune-St-Memphis-TN...Sold for ~$98k last May and sold again last week for ~$40k.

Spend some time digging in, and you will reap the profits of having a great understanding quickly without getting swindled by wholesalers and contractors. 

You should know the target investment area well enough to quickly recognize actual deals versus those that are not going to be profitable.You should then have a team in place that can quickly validate the condition of the property and give a decently accurate estimate of repairs. 

There are plenty of multi family opportunities but the good ones go quick so get educated and start taking steps to move forward. 

Sure it's not quick but building a business is not a quick way to wealth.

This is for post foreclosure REO property.When you win, you have a bunch of things to do quickly or they will not proceed.