I strongly recommend you sell and dont look back.

After 2 years of investing in Dayton, everything I thought I knew about real estate got a make over.You’re in a strong position with that money.

I hope it’s a good area to buy a mid 5 CAP with a medium amount of time left on (imo) a dying businessIf this doesn’t have strong land value backing it up I’d try to get better pricing.

Handful of large offices with equally large budgets for data aggregation and sorting, call centers, and a handful of poorly trained reps.  

Hey Chris,When it comes to lending you're going to need to understand what you want and where you stand.If your credit is good, income is consistent (2 years), income can support the properties, you have a strong DTI ratio, a strong down payment, good reserves, and finally pay your taxes, usually banks are the best way to go for lending.

I meet the qualifications for an accredited investor and have a strong interest in multi-family in the long term so that leaves me with a lot of options.

Inspecting their house is not an option and rental market is strong here and I will have it rented soon.

Keeping that in mind, many have more equity in their properties and some believe strongly in having zero debt and paying off the mortgages as quickly as possible rather than continuing to buy more properties through refinancing.I have at least 30% equity in every one of my rental properties.

If so, I strongly say "no" just based on that regardless of what the deal is.

I would strongly suggest you find some local real estate investor meetings in your area, you'll find more cash buyers and other people in the local industry, it is very very useful to build those relationships.