I did a duplex renovation did fine. very strong urban core market strong appreciation, we see new build activity there, I would stay north of 104. we would build around there and we only do urban core or urban core adjacent in columbus. look at new construction if you can't find inventory you like. plenty of lots all good appreciation in the urban core, strongest rents.

There's a lot of great niche markets. vic village is old inventory, oversupplied in my opinion it'll be tough to make 2500 profit on an airbnb on a 1 bed.

I dont mind helping others buy that inventory through my BRRR funding but I am just not cut out for property management personally.

The issue with the downtown areas right now is mostly an inventory problem, actually: there are very few good, cashflowing options on the market.

Rent's have dropped in this area and may continue to drop a bit more( lots of new inventory coming online this year).

I have some perspective on this.For me I see this as the market finally catching up with the excess inventory created by residences moving out of OHIO and that area to the south..

And in a highly competitive business that distressed RE is the inventory moves to fast one needs to be able to look at a deal and in 5 minutes decide.. at least to make and offer

We borrow from our commercial banks and put in the loan docs if we have  another serious down turn we can take whatever standing inventory we have and term it out as rentals for 5 years ( so some dooms day protection).

To answer your question about inventory:1.

Narrow down a buy box then target markets that have more of the inventory.