They will go down sooner or later, and if deals work at the current cost of capital, then they will look even better when rates drop.Maybe it's time to evaluate other markets?

Sticking to one strategy is always going to yield the best results then branching out from there may be best.

In a lot of ways i still feel 18 and i still have so much maturing to do, however i do feel mature in many aspects, i have a stable career, i pay all my bills, i have a car bill but it will be paid off ASAP (less then 300 a month) and no bad habits/addictions.

In my experience it is the tenants that push for these laws and then complain at what seem to me to be fairly obvious consequences.  

I think that if they’ve invested, either monetarily or emotionally in a particular “money making” system, then they can’t handle any negative information about the “system”, methodology and or strategy that they’ve emotionally and or monetarily invested in.  

If solid comps are showing 120k, you should be good, "if" you have solid rehab numbers.When I run numbers for a flip, I take the worst case scenario on everything, then if I still have 20k profit(after commissions, holding costs, insurance, closing assistance) I will proceed. 

The way I've valued multifamily properties is to calculate the Net Operating Income (Gross Income - Expenses) and then divide by desired cap rate.  

@Leslie Beia As @Travis Biziorek stated, flipping in Detroit is a bit different then many other areas of the country - but, that means there's plenty of opportunitues!

In 3 years i can get a loan because then i have a job and show the bank that i receive x amount a month but now i am a little bit stuck.

If not then you can during inspections.