@Alan HowardWelcome to Bigger Pockets.There are meet ups in most major parts of michigan; depending on where you live;  you may be able to attend these real estate networking events. 

You can negotiate around some but in the end the investment is worth it to know if there are major issues.  

However, the vast majority also have pretty poor volume.

Better have an escrow account in place with the amount of rent you are withholding in it before you try that stunt with a Magistrate, or you will get tossed out and very likely have a major ding on your credit.Remember:  ignorance of, or inability to understand (or agree with) the law is NOT an excuse.

Offer : 239KDown Payment: 47800 20 percent Closing costs : 5000 Monthly Mortgage : 1013.00 per month Property Taxes : 3446 per year / 12 = 288.00 per month Current Landlord pays for water : 275 .00 a monthProperty already rehab no forseen major cap ex within the 4 to 5 year mark. 

I don't have the hard facts handy at the moment, but isn't the Cleveland market still one of the lowest priced of any major city in the USA?

My properties are mostly in a pretty attractive bedroom county of both the San Jose and San Francisco metro areas where the underlying growth just never seems to stagnate, my managers carry 95% of the work load (I set annual rate increases, approve major repairs and do the taxes) and my cash flow on my original cost is about 10%. 

Yes majority of my buyers have invested before, I have some local and out of state investors, one problem that I am aware of is the size of my buyers list  and the property I have is on the western boarder right off of E. 200th st. 

Am I overlooking any major differences between SFH and commercial multifamily other than "everything costs more"?

It includes all major assets & liabs, inc some pers prop that has value (or is individually insured) & I would consider selling to fund new found opportunities or if there was a major emergency requiring a change in budgeting/liquidity.My PBS is currently three pages long, broken into sections w/ sub totals to assist in analysis:AssetsReal Prop (Assessed, Purchase/Rent data, 2-3 free online providers like Redfin, then averaged.)Personal Property (Cars, Art, Hard Assets, things not in an account or "foggy" daily market value)Cash Accounts (ie funds w/ access not limited by age, Banks, Brokerages, CVLI, prepaid taxes,large pending incomes like insurance settlements & reimbursements owed to me.)MineSpouseCo-AccountsRetirement Accounts (or anything where access to the value is age restricted)MineSpouseBusiness 1 (Net number carried over from separate business records)Business 2 (List as needed)Liabilities (Would section these out too if I had enough to justify it)Listed in order of assets above if tied to such, mortgages, HELOC, etc.General liabilities listed next, largest to smallest.Net Worth CalculationThen I include several lines of totals; subtotal of amount available for conversion to REI, ratios & simple measures like mo / mo & trailing 12 mo avg % & $ return.My FI goal is over the long term to average at least 1% mo / mo gain in net worth.I have found this to be best for me for several reasons:I have a hard time visualizing a set $ amount as a goal because my amount required to retire would then seem too big to tackle.