I've noticed you can find duplexes and fourplexes in Cleveland easily, but because of higher property taxes I'd need to buy in lower C / D areas to make decent cash flow (this is just my initial research).

I'm getting ready to close on a seven family property in a few weeks, the inspection went well but the appraisal came in lower than I expected.

Every month it sets vacant you could have had a lower monthly price and made more in the long run. 

I’d tell anyone getting an inspection that they’re doing so in order to determine if they want to back out of the contract as I won’t allow it to be used as a tool to get me to lower my price.

The end buyer is actually paying lower than current value (ARV) if that number is correct. 

@Josh CooperTo refinance if you are buying at full price you will need the property to appreciate high enough so you can pull your money out, or refinance to a lower down payment type loan, which will be difficult to find for investment properties.Not really a feasible plan for trying to scale.

My home is fully paid for and I'm looking to use the equity to purchase more properties.Should I get a HELOC or just cash out refinance and lock in a lower rate?

It's not that you cant sell in Nov or Dec, but expect longer days on market or slightly lower pricing.

The agent.A short sale is pretty much this in a nutshell1) Buyer is in trouble and sends hardship to bank2) Agent does analysis and comes up with price (Which is of course lower than what is owed to bank)3) Bank says, go ahead and put it on the market4) Somebody looks at house and puts in offer5) Seller accepts any offer that comes in because they want out (regardless of how much the bank loses)6) Bank takes weeks/months to pay for their own evaluation, look at how long on the market, run an internal appraisal, look and do a cost benefit analysis on the loan and property7) Bank accepts/counters or denys the offer (provided they decide to do anything at all and not just foreclose on the original borrower and take the house themselves)I have it happen monthly....

The transactional costs are lower on a rental and while it's spread out over a longer period of time, you'll make a LOT more with a rental than a flip.