You don't compare one SFH to 10 apartments; you compare 10 SFHs to 10 apartments.

I don't go into properties without a 15% profit compared to ARV and a floor profit of $18k.

Traditionally banks loan on appraised or purchase, whichever is lower...you may be describing a hard money lender...that's a different ballgame altogether...It's impossible (in 99.999%) of all real estate acquisitions to use financing and acquire a property with no money out of pocket...best you could do is HML if you're flipping this...you may scrape by with points and fees...If you're using HML you will have to sell the property or settle the debt with a re-finance...re-fi's are typically 70% LTV...and completely dependent upon your personal financial situation, DTI...easy to get burned if you don't have capacity or the value is not there...and this is an expensive asset.A conventional lender can't lend if seller financing is involved...lending constraints...

Very rare the cost to build, including land, engineering, utilities, impact fees, etc. is less than the cost to buy an existing duplex.....in a comparable neighborhood anyway.

Investment property isn’t eligible for deductions and is taxed at 2% compared to 1%.

It needs a rehab before it can have traditional financing, so I prefer to sell it as is. 

I hope this isn’t a dumb question, but when comparing rates and terms for HELOCs from different banks, is it possible to provide my income/current expenses/credit score or SSN to run a credit check and estimated home value to different banks and get a good faith estimate of what the rate would be without having to apply first, since, from what I understand, I can’t apply at more than one bank at a time because it would be considered mortgage fraud.

How many deals have you closed this year compared to last?

I heard on a recent BiggerPockets podcast that some investors use private lenders rather than going through a traditional bank.

I realize that it is an over-generalization but compared to other markets it appears that Ohio is purely a cash-flow play.