She has 3 closings since she started in March which is pretty good for someone starting out.

I am prepared to make value-add class B and C multifamily investments (25+ units) and live in the area for a few years and being hands on with the investments.

I have been an investor for over 2 years now and in the last month I parted ways with partners and became a one man band for the moment so I am learning a lot of the components of the business that I did not need to focus on with partners.

Sounds like current owner put a facelift band aid on the property and behind the walls are repairs of epic proportions.The rents at 900 you need to look at tenant seasoning.

My wife and I had a baby boy in March!

Mindy,Don't sweat it. you have until March....

I think that's a great goal owning a boutique B&B!   And

Any recommendation is it: Banded sings, yellow letters, post cards, and billboards.

So lower band assets are almost everywhere.  

In March metro Detroit was ranked #1 in the Buy vs Rent list...as in cheaper to Buy than rent....and #8 in the country for Landlords due to low cost to buy, low taxes, and higher rents.I almost forgot.