What am I doing wrong, what could I do better, what are some things I could try?

With that said, Bryan is spot on because you get those rents are in the better neighborhoods in the east side of town 31907 area. 

@Michael HearnOther option are to take the 175k in equity after the sale and put that toward a better cash flowing or appreciation investment. 

Scott's book, hard money isn't always recommended and it's better to go with a portfolio investor such as smaller banks, or partnering with other investors, or of course seller financing. 

At that point, it's worth researching and finding a solution that better meets your needs.

But there are better investment options.good luck

@Carolyn Guertin investing in Detroit should be done on a block-by-block basis.That's actually difficult to do, so we ranked 104 of Detroit's Neighborhoods on our site as Class A, B, C or D to help investors make better decisions and NOT get ripped off.NEVER try to invest in Detroit using zip codes!

Nothing wrong with putting in the sweat equity, it will make you a better investor and appreciate those that possess skills you do not have.

I was wondering if it would be better to do two private loans or one HML (first position) and a private loan (2nd position)thank you for your help!

Closer to home is always better to start out if you you are able to.