Dayton is a very unique place and there are area's in pretty much each local zip code that I would buy personally and areas that I would not. 

Our flip last year was FSBO & we were hounded by agents the majority of whom could produce a seller or a showing but spent a lot of time dropping by to sell us on their 'unique canned' 7% marketing skills? 

CAP rates will vary across the different niche asset classes (MFR, trailer parks, strip malls, offices - various classes, industrial, etc).

I've got the unique pleasure of seeing a lot of management fee structures for properties across many regions too. 

It is highly advisable as well to get educated as much as possible in this niche, as there is a very steep learning curve and you'll need to understand the business if you are trying to broker to others.  

However, if you believe that extends to outside of unique areas like Corktown,  you will find out quickly the reason prices are so cheap.  

Secondly an SEO company will not develop SEO methods unique to you.

You may have the unique advantage to use the current 2 family on the lot as collateral which could increase your LTV.300k to build seems low to me, even if you were going to GC the construction yourself.

the more clients they have, the less hours.Now... do you think a marketing company will devise, create, and come up with unique, individual marketing strategies for every single website?

I can't speak directly to your area, however, I do think people are looking for more unique properties when they vacation.