Evaluating a multi-family project based solely on cash flow is taking a wild stab in the dark. 

How hard is it to get a new lease in case tenant goes dark.

One you can live on and one you can't.NNN makes sense for retirees, super high income earners, business owners with more cash than time, etc.For value-add you buy the dark stuff to reposition.

Thin walls, our bedroom is filled w/pot, cigarette smoke, they are in & out all night vaping, w/more loud talking each time..

I also book 4 times a year where I check the smoke detectors.

Detroit Shoreway can work out well, but it can be street by street and there is a lot of police cars rolling around the area after dark.

Being older and wiser and without anything to prove anymore it's all about my loved one's.I'm blessed with a "knack" of spotting winners (And loosers sometimes hehe) so I do what I do to provide for the folks that made me who I am today.Family first and then everyone else in my close circle.And off course I have an expensive hobby of smoking 5 cigars a day so I need some cheese to support my only vice hehe

It's going to be dark and probably a bit damp.

This doesn't mean easy or quick money, but if your mortgage rate is 3% and you can get a 5% return on a low risk investment (eg savings account-no they don't give you 5% on those, but as an example); then don't put the money to your mortgage.Many mortgages allow you to increase the payments or do lump sum payments, so down the road if you want to put more towards your mortgage, you can. holy smokes....where are you getting mortage rates at 3% in 2023!??

The roof looks older in the photos, the dark exterior color doesn't help, driveway needs cleaning.