The former has seen stronger appreciation, the latter has seen maybe more cashflow etc. - but you also have to consider average income, employment, age and condition of housing stock, regulations and so much more.

Chad your spot on with the cities - outside of that you can also look in the city of Cleveland itself which will give you much lower taxes and acquisition price for sometimes generally the same rents.The flip side is suburbs often have stronger, more well funded schools which tends to give people more reason the live in those communities.Tris and quads are very rare, but can be nice portfolio adds

You're tieing up Cash to wait for appreciation, On lots like these could take 5-10 years.

Each property goes into its own sub.What I worry about holding properties in a single entity is a lawsuit can tie up your entire business. 

I also have a referral if you want to PM me...in case Ethan's is tied up.

It sounds like water is unique  in that it is ultimately tied to the homeowner in case the tenants default.   

Sometimes you are a LOT better off cutting ties to a tenant who wants to leave. 

I'm also considering using a hard-money lender that I know, who will cover 90% of the purchase price and 100% of the rehab, this might be my stronger option.Anyway, just looking for some advice on how some of you guys would approach this situation.

Is there such thing as pushing the GC even.I think i know at this point my hands are tied and there is nothing I can do.

That'd put me at $220k all-in and tie up a heck of a lot of capital up in the process.