Is this a pure investment?

I can't speak to other cash flow markets specifically other than Michigan since I personally invest there..but the pure cash flow markets do have drawbacks.

Overall, we are collecting $1,500/month in gross rents, mortgage is around $600/month, expenses are around $350/month, so the pure cash flow is around $550/month.

What makes a self-directed IRA custodian different is that they are not purely connected to the public exchanges and limited to investing in stocks, bonds and funds, but rather have the staff training and paperwork to document the IRA's investment in the more individualized transactions that occur when investing in real estate, notes and other non-traditional assets.

Calling cleveland a cash flow market you can get way better returns in ohio if you are purely chasing cash flow. try toledo or dayton. 

Comparison is the thief of joy. 

Quote from @Hannah Joy: What is the magical ratio of one time capital expenditures to capture enough 100% depreciation to neutralize income taxes on rental revenue? 

Used to paint walls pure white which was a mistake.https://www.sherwin-williams.com/en-us/color/color-family/wh...Here is what my units look like with it:https://www.zillow.com/homedetails/3215-W-8th-St-APT-3-Cinci...

I have no emotional ties to the property, its purely an investment for me, so agreed value looks like the best route for me.

So, purely to prevent this (and sometimes it exposes it to real potential tenants) I'll post listings on FB marketplace.