You should also get a soils report (or look for existing nearby soils reports the city would accept), as well as get a topographical survey of the property done. 

Home to Fortune 500 companies like Sherwin-Williams and Progressive Insurance, strong arts & culture scene, 3 major sports teams, all of which create a healthy demand from renters and owner occupants alike that investors can benefit from.

It’s got studs on 24”, weird siding material that is basically sawdust and glue that doesn’t hold paint and blows up and turns to mush if it gets wet, a cheap slab foundation combined with expansive soil that has cracked the foundation, the layout is 80’s split-level (outdated and hard to change), the windows are crap, the roof is crap, the insulation is crap, and the hvac was set up all wrong with no air returns on some of the levels, not enough registers and returns… it’s what they now call a “sick house” for that reason (poor indoor air quality due to badly designed ventilation system). 

Rather, this caught my interest because, here in Dayton/Cincinnati area, there's a healthy amount of very cheap SFR properties ($10-50k). 

(soils study, ect) 

Sometimes the DEQ will want you to dig test pits and wait a year as soil tests are done. 

This is a pretty healthy mix of risk vs reward.

Ithaca has a very healthy rental market, particularly for students and young professionals.

@Sam Chicquen Hi Sam, I don’t personally invest in Texas but my parents and sister live north of Dallas in the Denton area and my sister has a healthy portfolio.

so in my mind having a healthy blend of free and clear and some with debt is a nice thing to strive for.. with the ultimate goal when you think your going to live on this income the rest of your life.. you want them paid for.. one other reason come 10 to 20 years into these things Major cap ex is going to start happening..