I personally don't like pay too much attention to ProForma as I can't predict the future so I usually just like to know if cash flow is good AND more importantly if I'm financing, if the DSCR (debt service coverage ratio) is high enough to safely qualify for financing (usually above 1.2). 

DSCR Loans: What Are They And How To Get The Best Termshttps://www.biggerpockets.com/...DSCR Loans: How To Use Pro Strategies To Save More And Make Morehttps://www.biggerpockets.com/...Multifamily DSCR Loans: A New High-Impact Loan Option For Real Estate Investors?

It is easy to poke holes at something that you don't understand and in some ways may be over-hyped and has a high dollar entry value.  

I'm really high on Akron and Canton right now.

Broker will say you get to decide if you want high risk tenant that is on you to which I typically say bring me another better tenant then if you want your full fee upfront when they open and start paying.  

If my medium-term rental sits for 2 weeks with no interest, it's too high.

Continue to save your money in a high-yield savings account and maybe find a side hustle outside of your personal training.

The real estate/business lending space is HIGHLY regulated - the same regulations which aid you and protect you as a member of the LGBTQ community or ANY OTHER community also apply in the other direction and to all other consumers. 

Some highly speculative, some I believe where population will transition.

In this high interest market, any location here in tristate might not make sense.