Well worth the price.Here's a quick guide provided by the state of California: https://landlordtenant.dre.ca.gov/resources/guidebook/gb10_m... 

These areas have alot of cashflow yes but just not worth the headaches.

I am having trouble calculating the arv for a duplex 261 worth street, 45226.   

What is your track record investing in debt?

If below 25%, we think the potential upside is NOT worth the cost.What ROI do you typically target on your value add deals?

my net worth goes up... but my passive income does not.so... what are your goals? 

Some investment strategies don't offer such luxury but worth spending a little money up front confirming as that's something your LP's will ask or want to know has been thoroughly researched.  

The ROI is crazy high as we bought at $203,450 now it is worth around $400,000.

On the east side, in Redmond, we are currently living in a property worth probably 1.6 with about 600K outstanding - and a monthly payment of about 4K including mortgage, insurance, property taxes etc.Looking to leave the area.Does it make sense to rent it out given that I’ll probably get 4K in rent?

If you can subsidize it with your W2 income for that long, it might be worth it for you.