@Andrew Postell sweet thanks  for  clarifying :)

As far as a "sweet spot" I'd say it really depends on what you're looking for... the closer you are to the city the more tenants there are fighting for your unit, BUT with that in mind the closer you are to the city the less cash flow there is. 

Came across a pretty sweet situation for a sub2.

I'm looking for creative suggestions on how to be the winning offer on a townhouse for my kid, next to ASU. There's a newer A/C, roof, and water heater, so it basically just needs paint, carpet, etc. I plan on holding...

haha well out of the three keys you pointed out, right now the first one is a must ( as i do not have any money to put down) the second point is just a want so that I do not mess things up to badly. and the final point was supposed to make the deal so sweet it would be hard to turn down.

Every market has a sweet spot, ask what yours is, It does not mean if yours is outside that range it won't rent, you simply may have to find a great deal that factoring in higher vacancy costs you still turn a profit.

Couldn't live for FREE, but once i moved out, it would cashflow pretty well considering the current rises in MFH prices. pros: privacy, better (more easily appraised) rent rates, cons: getting into construction jobs i can't quite calculate as accurately, not having enough cash to cover it lots of these houses won't go FHA203k, because of how many offers mine would be competing with, and i'd really have to sweet talk a hardmoney lender to get some capital secured, because i look pretty awful on paper. 

If i am understanding this correctly, it doesnt seem like the property you inherited is the problem.  33-44k on 9 doors is pretty sweet actually.  

Sweet huh?

Then I will sell the 14 or whatever I need so the remaining houses will have the super sweet financing.