Even if we draw the line between East and West at Greenwich Village, pretty sure that Ireland and Bahamas would count.

A duplex in the $100-200k range with a target CoC return of 8-12% is definitely within reach, especially in some of the emerging neighborhoods.In terms of areas, you might want to explore neighborhoods like Bagley, East English Village, and parts of Grandmont-Rosedale.

B+ is mostOf the suburbs around the city, pockets of south Buffalo like Caz park, some of the West side bordering the Elmwood village and some of North Buffalo.

Some areas that are on the path of appreciation and aren't yet completely picked over include Little Village, Hermosa, Belmont Cragin, Mckinley Park, etc.I am a local investor as well as an agent so if you need any help please don't hesitate to reach out

In my state alone we have a number of places and even a "village" of treehouses that actually connect with swinging bridges.

I personally work with a ton of east and west coast investors, they love to buy here because of the huge growth in the last 3-5 years, with major companies like Intel, Amazon, and Google investing heavily.Turnkey properties are popular in Old North, Merion Village, Southern Orchards, Old Towne East, Driving Park, North Linden, North Hilltop, Franklinton, Reynoldsburg, and Hungarian Village.For BRRRR and Fix & Flip, consider Eastmoor, Hilltop, Whitehall, and Linden.

The place could also survive on LT rent or seasonal rental, which is popular in this quaint village on the water for Summer and shoulder seasons.It's one of those two-story old 1890 brick buildings.

About setting up a village?

Neighborhoods like Morningside, East English Village, and Bagley are great examples of areas where properties have appreciated, and there are still a lot of up-and-coming pockets where there’s growth potential.Detroit isn't perfect, of course, and it has its challenges, but I've found it to be a great market to build a rental portfolio that balances cash flow with appreciation.

If you're actually correct and the village has a 59k assessement on the land but the reality is the land is worth 20k, then I'd consider getting an appraiser even.