I think of every night as either 100% occupancy or 0% and we don’t want 0% unless it’s for upgrades repairs or for a deep cleaning we can’t get in the normal turnover window for some reason like it takes time for carpets to dry or we ozone the whole house.

If yes, focus on those and deep dive those markets because you have a competitive advantage of knowledge or boots.

I would recommend the book The 16% Solution as it goes very deep into tax liens and tax deeds. 

The Cliffs is breath taking!!!!

I would suggest making sure the soffits are breathing, the insulation is not blown into the soffits, and that you have ample exhaust.

Sounds like you are wanting to live and breathe real estate – and that's awesome.

There are plenty of deep pocket investors, mostly rich families, that like owning real estate here for the long term.

Even if units are vacant the appraiser, in complying with rules of the Appraisal Institute, will use comp rents to arrive at a likely rental rate for the vacant units, unless their is no demand for those units as rentals or the cost of getting the vacant units in condition to rent is greater than the net present value of the income stream they will produce.In any case, without going deep into methodology, MAI appraisers will determine if the demand exists for renting the vacant properties.

Have a deep conversation with lender, if they think they can get loan done with FHA and are willing to switch loan type mid deal it works. 

You might want to follow the "Deep Dive" series we're doing on our BiggerPockets blog about Metro Detroit cities, City of Detroit Neighborhoods and comparing Metro Detroit to other hotspots investors usually consider:https://www.biggerpockets.com/...