Obviously most deals arent as good as they were last year but still money to be made. 

So, I make more money by reducing vacancy/turnover and having fewer tenant issues more than by collecting additional income from the pets. 

You will receive most if not all your benefit in year 1.Year 1 is where you will spend money furnishing the house and potentially taking bonus depreciation via cost segregation study.Year 2 and onwards, assuming you got a performing asset is where things will reverse tax wise and you will likely be reporting positive taxable income.

Intel is a great example, who is building the largest chip manufacturing plant in the US right here, and it will be a $20 billion dollar investment that brings a few new thousand jobs.https://www.dispatch.com/story/business/2022/01/21/intel-ohio-building-computer-chip-factories-licking-county-jersey-township/9173472002/ Another example of economic growth is the upcoming Ohio State University Wexner Medical Center Inpatient Hospital which is a 1.9million square foot hospital that will bring over 800 new beds and a thousand new jobs. https://abc6onyourside.com/news/local/new-osu-hospital-expected-to-transform-health-careHere are a few more recent investments https://www.10tv.com/article/money/business/hydrogen-power-company-hyperion-bringing-700-jobs-to-columbus/530-25907aab-5517-4661-a9f3-d2ed2d5be6b0 https://news.wosu.org/news/2022-02-08/rumpke-to-build-50-million-recycling-facility-in-columbus Check out The Complete Guide to the Columbus, Ohio Real Estate Market which goes through the Columbus, Ohio market in depth and will give you a better scope of where the highest levels of growth are taking place and where to look to invest.  

Would a local credit union/bank be able to support this at purchase and/or once the rehab is completed?

Then you spot “Vinnie’s Beer, Pizza and VCR repair” is paying a 50% interest rate on the money it borrows.  

Earnest money is likely not going to be refunded if we back out now.

What are you going to do for PM and Maintenance as a 40 unit will not support full time either position and that makes for management challenge.

You have to find the Direct Seller and don't deal with Brokers His course it worth the money and his seminars are even better.

Quote from @Doug Webb:Hi I currently stay at project freedom housing support which has 4 units & about 14 tenants to a unit.