East Chicago is a good market- just older buildings so bump up your repair budget.

If Class C, you'll need to bump to 10-15% to include nonperforming tenants.ALWAYS factor in property management fees!

For a flashback question, do you have any recommendations for a newbie investor with $80K in our local market now ($$ bumped up a bit considering the inflation)? 

Most of the NNN deals around me are already tenant occupied, offered at a 5-7% cap rate, with small built in rent bumps every year.When you run the numbers on a lot of these deals you start to realize they are great for somebody just looking for simple steady passive cash flow and rent increases that keep up with inflation, but generally not ideal for somebody who is in a growth phase.

The other road bump is property taxes.

There is no even minor bump outs in front.. its so blah.No covered porch (small deck to the front door).

For those of you with syndication experience this is old hat I am sure, it was just surprising to me how moving into a new market these things pop back up as speed bumps.  

Like @Dan Heuschele said, buying a property with an ADU already built is quite the little value bump.

I've done some digging and have found a HELOC company that utilizes a sweeping account and uses the HELOC to pay off the original mortgage and take fist lien position.

Some small bumps here and there but overall we are hitting numbers like you have portrayed.