I've sent out approximately 300 letters and I've gotten three strong leads that I am pretty sure I am going to be able to buy or wholesale this summer.

Realtors  can pull their market's respective data from their MLS to show you PREVIOUS years' data - previous data tends to be a strong indicator of future performance. 

@Blake Ramsey if you have strong cash reserves, the area is a great location and you’ve done your due diligence roll with it

I’m 32 and female, so that’s a biological countdown(although I know I want to foster/adopt also) I’m not against being a single mom(adopting before finding a partner) but my career(forensics with the Sheriff) keeps me on call and out in the middle of the night at crime scenes so I would need a strong community support to sustain the child until I can have 100% passive income. 

That sounds like a strong property, and great that you tentatively have that 1% rule being hit!

Short version: IF numbers are still strong when accounting for required flood insurance (and potential basement floods are a known-quantity for myself and potential tenants) should the flood plain be a deal-breaker?

Most OOS investors fail to realize that Detroit was geographically built for 2 million people, but currently has less than half that population.Some areas of the city, maybe 1/3, are coming back strong, another 1/3 is so-so and the last 1/3 is no mans land.How long you have sit on a piece of land before you can profit on it, depends on where you buy.

By all means, sharpen your pencil to craft a strong, competitive offer.

I would definitely have a strong lease signed.

I'd love to hear peoples thoughts on what a good level of leverage should be.Regarding best practices for house hacking, having a strong screening / rental criteria and sticking to it is key to success.