Eastmoor and whitehall are good too because of newer home ages after 1940 where you don't have knob and tube wiring and some of the other issues. don't be afraid to look at new construction or ground up new builds closer to downtown. rentals are overpriced in these areas but build costs are low and it can be a good strategy 

I like strong MSA's, high rents, & low purchase prices, to maximize cashflow & cash ROI. 

"Good" areas will be priced high, "Bad" areas will be priced low. 

I don’t want the property to appraise low and not have enough money to get when I cash out.

Ensuring you choose the right roommate is so important.

But for me sets me back few years on my goal.I also think he lacks financial knowledge to see that something is out of ordinary and should not be used as basis for future returns (e.g. low interest rates of 2022 resulting in low cap rates).

The biggest issue is that forgetting to assign a location or choosing the wrong one can mess up your balance sheet, leading to inaccuracies.

If you choose not to owner occupy you'll need to put more money down (like 25% vs 3.5%), so just keep that in mind. 

Note you must be an accredited investor to participate.A con that turn some people off DSTs is they come with higher fees than out right owning a stable, low maintenance property; however based off what you described DST fees are far below what you are currently paying. 

It’s just not worth it in Detroit especially with the low price points.