Dayton is a very unique place and there are area's in pretty much each local zip code that I would buy personally and areas that I would not. 

Our flip last year was FSBO & we were hounded by agents the majority of whom could produce a seller or a showing but spent a lot of time dropping by to sell us on their 'unique canned' 7% marketing skills? 

Hopefully I can chime in some.First off, I'm in a fortunate position because we work with PM's across many regions. 

Personally, I would prefer building relationships with asset managers from small regional banks, but from the outside looking in it appears that your killing it in your niche!

This is not the ghetto or anything close just a small blue collar town outside of the Pittsburgh region.

However, if you believe that extends to outside of unique areas like Corktown,  you will find out quickly the reason prices are so cheap.  

SOURCE: I managed 3 Multifamily assets in the midland/Odessa region and sold all.

Secondly an SEO company will not develop SEO methods unique to you.

I am very interested in virtually wholesaling in the Birmingham, Alabama region.

You may have the unique advantage to use the current 2 family on the lot as collateral which could increase your LTV.300k to build seems low to me, even if you were going to GC the construction yourself.