Inner city Dayton is booming with development right now, and Dayton is going to be a solid city again...pretty soon.Your criteria will likely pull you outside of the Dayton proper market...Kettering is a rental community, and there are lots of solid opportunities there...Vandalia is solid, so is Beavercreek and Centerville...the point is, there are lots of Dayton suburbs that are perfect for your style of investing...you won't get Dayton prices, but you won't have Dayton headaches either.And owning rentals long distance is not an issue as long as your systems are working.

I wanted to see MLS properties just to see what homes are looking in my area and what the current style in neighborhoods are.

That way you will attract the most suitable tenant.

Because of this, it's often in a landlords best interest to attempt to find replacement tenants prior to these folks moving out.You can, of course, remind them they have a legal contract (the lease) but, unfortunately, tenants typically view leases as nothing more than toilet paper.Encourage THEM to begin the process of attempting to find a suitable replacement for themselves. 

I want to rent the log cabin out, turn the store into a duplex style house ( 10 year old building that looks brand new), and almost rent out another building that was converted into a house next to ball fields.In our area ball fields are worthless, there's no cash flow anymore like we have in the early 2000's, so I would like to build another 4-5 fourplexes or something in that nature.

Give her a 90 notice of non-renewal and and notice to vacate and call it a day.Do not work renovations around her it's not possible.We had a woman for over 16 years and found the stairs and bathroom weren't suitable for her any longer we gave her extended notice and all was ok.

You can see expense/income ratios for different styles of properties in different areas of you market to help fine tune where you invest.You can create a network of people to fix different types of issues from simple maintenance to complex repairs.

Its a competitive market but based on your investment goals and management style you can target specific areas around the city. 

I would also consider throwing small minifridges in the rooms to add to the dorm-style feel you seem to be going for.

Like a 3 tab architectural style.