Due to the low value of the property, I would suggest you aim for providing a higher yield to ensure the deal makes sense.

I have not researched statistics but believe crime is rather low.  

I'd be more than happy with another 5/20 loan at 1 point higher than conventional.We're extremely low risk (imo), we paid cash for our 2nd property.

I have some experience with live in renters but not anything else.One is in a high income area duplex and another in an low to average income area quadplex. 

We just got a non qual loan (we are self employed low net income), against our home which we own with no mortgage.

The Arv seems low for Beavercreek but again no idea without bed and bath numbers.  

Your assets are light for a deal this size to qualify.How debt works and ratio's involved will likely depend on what going in cap rate the income throws off with purchase price.There are hundreds of items to analyze when looking over a retail property and takes a lot of time and due diligence.The items listed for roof, parking lot, etc. can equal in to the six figures in costs so very substantial to repair or replace.

Indiana has the best combination of landlord friendly laws, low prices, excellent price to rent ratios, and low taxes.

Have you been through the process of buying with low or no money down?

I just looked up the BAH for this zip and its $999 on the low end for an E-1 without dependents, although I'm not expecting a single E-1 would be our target group.