The biggest mistake I ever made was to get scared away by a flip gone wrong in 2008, and miss some of the best buying conditions in our nation’s history.

Of course, you'll have to know your inputs, otherwise watch for GIGO.STR in city of Austin is heavily regulated and restricted - might want to get clear on those regulations before counting on that. 

We have been roofing houses on a small scale for a couple years now. 6 months ago or so we bought a flip in a city close to ours that needed a LOT of work.

My biggest challenge was probably moving into a friend’s house and dealing with several unforeseen problems and delaying our close date.

City ordinance requires us to provide both garbage and recycle service for our multifamily properties.

Biggest mistake new landlords make is working to accept a applicant that does not qualify.  

I have heard that though most things are taken care of as you stated the biggest uncontrollable factor is the HOA.

I do however, think that it would present a very unique opportunity for a buyer with children whom wants to relocate from the city (easy commute in) and perhaps have additional rental income, OR move the in-laws into the ADU. 

As far as economic indicators go, there are 100 cities that are comparable to Dayton...it's a lot like Cleveland in that it had a declining population for 40-years...and now appears to be stabilizing. 

I am an attorney in New York City (non-real estate) looking to purchase single or small multi-family homes in Utah or Maryland (family and contacts in both areas) for long-term rentals.