Detroit Metro taxes are fairly high (hire a tax appeals firm to lower them), insurance is higher than average in most places (call 10+ insurance providers to get quotes b/c the results vary quite a bit), and as you'll find through the forums, you must exercise extreme caution hiring property managers, contractors, etc (read many posts of investors getting ripped off).If done correctly, you can do very well.

The cash flow and long term financial benefits as you build up net worth over time are very appealing.

I'm leaning towards the newer smaller doubles hoping that this will give my community more curb appeal vs the many other parks nearby.  

Also, I've been thinking about charging tenants around 500 for rent to make a property more appealing and guarantee a tenant.

I do think its not a bad buy-and-hold property, but am trying to gauge whether the numbers would appeal to a buy-and-hold investor, or if the cash on cash return doesn't cut it.

I guess I would focus on the curb appeal.  

I don't know about your town, but here in Memphis, property tax values often go up, but never go down unless you appeal them. 

He has agreed to put deed in my name at no costs which was appealing because I thought I was avoiding closing costs on my end.

The thought of being able to not have to work as hard is appealing. 

Look beyond the curb appeal.