Note the property tax will be -10% on the rent by itself.Month 0 to 24: $2450 * 0.5 - $1573 =-$348/monthMonth 24 to 60: $2450 * 0.5 - $1541 =-$316/monthNext issue is due to the low leverage starting at month 24, the ROI takes a beating.  

So the choice of tenant would be key.On the flip side, reasons to hold: a very low mortgage rate; probably not the case. 

It’s just not worth it in Detroit especially with the low price points. 

However, at $105 per SF seems very low.

Rents are generally low there as well, but definitely stable.

Cost per lead (CPL) is crucial—it shows how much you're paying to get a potential seller or buyer’s info, and you want this as low as possible without sacrificing quality.

now if you could get a seller to be the bank I get that you could smoke and mirror those deals.. but i would think those would be picked over low value or properties in the worst areas of town etc..   

Bad customer service (from the partners), unprofessional client information management, ridiculously long underwriting, and I’ll add this..a low-key throwing of their loan officer under the bus for information “he did not know” or “must have been mistaken” about.

Make sure you buy it low enough to make it worth the trouble.

Some will try to low ball you and keep every possible dollar for themselves.