The "noob" who grates on my nerves are the ones who already decided the answer, make a question post but really are just demanding everyone ego-stroke there pre-assumed answer as genius. 

Depends.

We are looking for ways to reduce taxes on the W2.

Now, if he were to sell he would owe over 200K in taxes.

I remember the early 2000's and there are a lot of 'pre construction' projects that never came to fruition..not suggesting not to invest there just dive deeper into fundamentals.

So it all depends on your leverage position.We have still been able to find cash flow on LTRs here in the Denver metro and surrounding areas, however, it usually involves a big value add, or buying a very poorly operated 5+ multifamily property where you aren't competing with homeowners or house hackers.

Losing the low property tax.

I’d lose about $48k (mortgage, hoa, ins and prop taxes).

Cash flow is difficult right now but depending on how much you have to put down it's still definitely possible. 

a) Depends on above, but Detroit fits all the criteriab) Work with agents at a PMC that know investment real estate (we can handle)c) Work with a PMC that does renovations (we do)To succeed at the above, you probably want to work with a PMC that is fully transparent and supplies videos for property walk-thrus and renovation progress.