I’d also look at local amenities, school districts (if targeting families), and proximity to major employers or transportation hubs.

TD bank is the only major bank that I know of that does helocs on investment properties, and last I checked they would only go up to 65% of the value of your home.

And THAT is the major point of the discussion.

I just had her sign a new lease adding her boyfriend who she is alleged fighting with that starts 1/1/25 so If there is going to be a major issue id like to handle it ASAP before that lease would start. i received the messages at 2am and have not responded to him. 1.

So, here are my questions, if you have time to answer (not in a hurry) Have you seen the price difference between a ghetto and a downtown in any major city? 

but the ones in OK neighborhoods need MAJOR, major rehabs to be safe and high quality - think another 50-100K on top of the purchase. 

Most often it's in free & clear properties but, in a high enough desire area like these, and with low enough mortgage balance, yup, some can 100% get enough on the sale to have it all make sense because as @Jay Hinrichs has pointed out that in these areas the majority value is in the land not the structures on the land. 

I'm an investor here in Columbus OH myself and have seen the city's solid and steady growth with strong economic fundamentals driving the market like major companies moving here (Meta, Intel, Google, Amazon, etc), job growth, and population growth.

When investing OOS, consider targeting markets with major corporate relocations and expansions.

Has some major flaws.