Other items that will greatly change your quote is the zip code you are buying in.

Is there anyone doing deals in these zip codes 90002, 90059 would love to get your feedback on what's working or not working. 

Which towns or zip codes in the Cleveland market have the lowest taxes?

You can locate them by using the search feature to locate others in your zip code.

These are professionals with additional training and a stricter code of ethics.

Pricing aside I would suggest doing some more research on your code to see if you can up you unit counts.

If so, where and what challenges did you face with zoning, building codes, and building permits?

It is against code in many areas.

@Geoff Schackmann it isn't a problem, I'm used to having my name mistaken.Thinking a little more tactically, do you see signs in an area which are frequently refreshed, or even signs which go up   friday night and come down sunday night (to avoid code enforcement, if that is even a thing in the area you are considering)? 

“Cash buyers” is usually code for experienced investor.