Being a part-time flipper myself, I would want to know:What is their true deal flow?

I personally would not invest in detroit as historically its not a appreciating market and for cash flow and I invest primarily for appreciation - I go off the location location location mantra. 

Rent by room / house hacking / co-living should deliver significantly higher cash flow than a traditional rental. 

Focus on driving for dollars during free time, and set up automated mail campaigns to keep leads flowing.

I cash flow them to buyers on lease options with a hefty option payment up front to me.

Where you pick will depend on your goals for cash flow and your budget to buy.

Key Factors for a Good Seller-Financed DealCash Flow: Rental income should exceed monthly payments (PITI) by at least 1.25–1.5x.Purchase Price: Compare to ARV and market value for fair pricing and equity potential.Interest Rate: Aim for competitive rates; higher rates must still allow positive cash flow.Amortization/Balloon Terms: Favor longer amortization and align balloon payments with your exit strategy.Down Payment: Lower upfront costs reduce risk but should meet the seller's expectations.Flexibility: Seek no prepayment penalties and fair late-payment clauses.Property Condition: Ensure the property’s condition matches terms through inspections.Seller Motivation: Assess the seller’s willingness to negotiate favorable terms.Exit Strategy: Have a clear plan for refinancing or payoff at term end.Portfolio Fit: Ensure the deal aligns with your financial goals and risk tolerance.Vetting multiple deals and consulting professionals is crucial to making sound decisions.

Given these numbers and his research, he believes it may either cash flow slightly or at least break even, which has made it a bit more difficult to find an end buyer. 

Yea the area doesn't look like it will appreciate much, I mainly look for cash flow.  

Hello community,We have purchased a home in Nevada City, California that is currently a cash flowing rental, until it becomes our primary home in 1.5 years when our family relocates to the area.