I’m hoping to hold onto it for about 3-5 years and hoping it appreciates once the nearby highway deck park (think klyde warren park) is built in the neighborhood.

This ensures that they "remember" to compare your property to others nearby that appear to be in above average condition.

If the economy goes bad, my opinion is that people generally don't say "well no vacation this year" and instead they DOWNSIZE their vacation from the trip to the islands or a trip to Europe, and instead do a trip to the nearby beach or lake. 

The ARV was based off of several COMPS nearby the highest being 120k the lowest about 75k.

How many nearby local businesses are already folding because of the lack of games?

In order, we usually look at these factors first: 1) value/equity opportunity of the deal, 2) proximity of the unit to downtown, employer hubs, retail and colleges/tech centers, 3) rent ratios to other units nearby, 4) general population mix/makeup of the area and 5) current rental inventory on the market for the area. 

We should totally meet up for some coffee or drinks!

Is there a new apartment building being constructed nearby?

I am also considering nearby locales such as Louisville and Cincinnati. 

Just some initial thoughts as I get my first cup of coffee in me...Your eventual refinance will be at 75% LTV tops, so any equity you’re able to pull out will have to be beyond that.