I generally do not estimate since there is no way to know the actual until you are in the propertyThe Value addThe property manager is a good guy and keeps an eye on the place and collects rent.  

@Matt Smith keep an eye on Sharon Heights, Columbus Ohio.

Well, If you want to invest in MI and you know where u plan to live, start looking in that area and ask friends and family to keep there eyes peeled as well.

I’d cut my teeth elsewhere, gain traction while keeping an eye on Memorial.

Like if you were playing darts and closing your eyes and throwing the dart, hoping it at least lands on the board somewhere. 

Hey BP,Currently working with an buyer and they've set their eyes on a nice fourplex that cash flows well and meets most if not all his criteria.

After seeing the inside of this ugly eye sore of a warehouse on a small lot, I thought it could be a tremendous opportunity to be able to lease as is.

Some of it is just going to be a function of getting your hands dirty and getting a financial black-eye once in a while. 

I also keep an eye out in Jacksonville Fl and that would get a decent duplex or quad.   

Agree with @Thomas S.Just like beauty is in the eyes of the beholder, value is in the eyes of the beerholder.