I would tell him that that is an unusual request and he should have notified me before we executed and make it plain that I"m unhappy and offer to let him out of the lease.

They get in the door with a "cash offer" without cash.Wholesalers fail because they have the wrong why.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

I also know its hard to find a good duplex or 3-4 unit but that does offer a good way to occupy a unit and still receive rents to offset the mortgage payment.

This is in addition to risks you already mentioned, which you cannot control. 

From the asset protection perspective having the debt on the rentals and owning your primary in FL has some advantages that many states do not offer wish my home state had this.  

The most lucrative option Ohio Cashflow offered me was to use their real estate agent.

With lower mortgage interest rates comes increased competition so the sweet spot may be sometime towards the end of this year.That said, if you see a property you like, the best advise is to shoot your shot and submit an offer that makes sense to you and if they bite, you win and if they don't, you didn't lose.

The rental unit was probably built as an addition to our part it’s on a concrete slab, no crawl space. 

Additionally, Columbus offers a diverse range of neighborhoods, allowing for various investment strategies.