@Tanner Marsey I stick to what I know...the suburbs that border Detroit.

Glenn Espinosa If you're close to the border of the good and bad areas, and you can buy the biggest 4plex or cluster of 4plexs around (major player)- then you're set for a Landlord Driven Neighborhood Restoration type investment.If you've got the time to invest to provide leadership, then the petty crime issues will go away and you can meet your investment objectives.

The only exception would be small items under the de minmis rules. 

The hub is a LLC you own in a state like Wyoming or Delaware that has anonymity and the spokes are the ability for that LLC to own properties in different states.

The previous owner used latex paint to paint the border of the standard vinyl tub/shower insert.

I am having issues with the "borders" not paying rent on time and not communicating when they are going to be late. 

Im from the Ann Arbor about 40 minutes north of the ohio border.

There is a lot of chatter about non-qm in the "DTI not there if we do a standard calculation" space, but have not heard a lot of chatter about using non-qm when the property doesn't check the right boxes.From what I've seen, commercial lenders REALLY care about zoning, that might be a brick wall too.Tenant being in place takes the obvious solution of "de-ADUizing" it off the table.SFR w/ 2 ADUs also can't get Agency financing, so even if you got the appraiser to re-categorize it, that wouldn't do you any good.No great solution comes to mind.

Let's say you're right at the border between two brackets: 22% and 24% .

Perhaps you've already seen, but we have very few 2-4 unit properties here, so you'd perhaps need to include border communities in your search.Hope this helps some.