If your only goal is ROI, then clean it up, put decent, but not high end, finishes in, and call it a day.  

We generally have enough visitors around warm weather holidays and while kids are out of school to keep occupancy high but the rest of the year can be very rough unless..2) It's ideal to be located in or very near one of the things I mentioned above that attract visitors to the area. 

It would seem unfair for a landlord to be able to offer one thing in writing when the law would override the contract and give that landlord MORE than the lease THEY wrote provides for. 

Used equity in another property to limited by down payment to $6500, other cash put into paint and minor cosmetics How did you add value to the deal?

Hi Yu Jin,Dayton is a step up from Toledo but also comes with a step up in price.The numbers make sense in many Ohio cities.You make money when you buy and not when you sell.So look for off market (We do a lot of direct to seller), negotiate hard, buy with cash and buy quickly.Great deals don't last so you need to know the numbers very well in your target market.I've flipped hundreds of properties in Toledo since 2014 and am glad to say that I know the market like my back pocket.All I need is the address, scope of work and how much I can buy it for.Quick access to AREIS, the MLS to run comps and "ka ching".I know if it's a deal or not.Immerse yourself in the market and become a market expert on the numbers.Nothing comes easy mate and all good things take time.If you are looking to build a rental portfolio in Ohio you have to build a big one.Buying 1 or 2 properties and expecting a significant impact to your bottom line from a net-worth or cashflow standpoint isn't worth the risk IMO.In all sub $100,000 markets, it's important to build a large portfolio as there is a high likelihood that you will have repairs and vacancy on 1 or 2 properties at any given moment.Just my opinion and all the best.

Hi Ty, Thank you for your response and providing some guidance on my above question. 

Provide it if you have one.

I know someone in DC looking to sell a shared kitchen space...I’m looking in my local market here in Augusta, GA since there is a demand for it and only two small providers.

I learned that a recent high school grad who lives on my Street became an agent.

Without providing legal advice, this may help.