I think $250 is already affordable.I usually tile the surrounds as the aesthetic is much nicer, but I would consider 1 piece surrounds in certain rentals as they don't usually leak as there aren't joints. 

Not for low quality tenants, but more for whether a lot of people rent there.

You may make that a term of the lease and not rent to someone who does not agree to pay that way if you wish.You incentivize tenants by providing quality housing and responding to repair requests promptly.

Its a job / population growth story w/ a lot of diverse industries and good quality of life at a reasonable cost that will continue to attract businesses to move here.  

I suspect there is more demand vs. supply for the cheaper units vs the top end, but there are other considerations, such as quality of tenant and property values.  

@Brad FausettHere are some quality inspectors that many of our clients have used in the Cleveland area.

- How's the tenant quality ?

So, I would recommend finding some quality cash buyers in your area and talking to them about what they want and more importantly what they are will to pay.  

Regardless of the quality of the house inside, you must know what similar houses around the area sold for.

If you're 30 year outlook doesn't include any appreciation, it seems it would likely not be in a high quality area.