Focus on what the rents will look like post-renovation with 4 units instead of 2, and have a clear game plan for refinancing to pull your capital back out. 

How about realizing that when you use the current property taxes of a property you are buying to calculate your per door profit that the following year your taxes will reset to what YOU paid for the property and will likely significantly increase your tax expense - which can take you from a positive cash flow to a negative cash flow on a low cash flow property… now you are paying your tenants to live in the property every month out of your W2 income  hoping for an appreciation play until rents hopefully increase.I could go on and on.  

GP is more important in many instances than the property and that is playing out big time right now.

It’s been a game changer.

I had a vision that myself, my friends, and this contractor would from a team and we would have our parts to play.

I currently live and invest in the area and know my market but many of out of state investors get taken advantage of if there don't play an active role Detroit.

Stay consistent, set clear goals, and remember real estate is a long-term game that rewards patience and persistence!

I just was on BP's Real Estate Rookie podcast and talked about the small and mighty game plan. 

if all properties you see are below market rents, than I don't think they are really below market, typically.Beyond the cost of vacancy, renovation budgets, etc that come into play.  

Collections are where the game is won or lost, and without proactive management, even the prettiest property can bleed money.