In August I purchased my first duplex in Canton Township and after a challenging introduction to real estate with an inherited tenant, it is now renovated and cash flowing. 

I can see how sub to makes sense in very rare circumstances especially short-term and combined with another strategy like flipping, but I don't understand why anyone would specialize in this or take the time to become an expert and operate exclusively in this space, or want to hold a property purchased using subto longterm.

I'd prefer a Landlord friendly and a RED state.

What's your timeline for the first purchase?

Its about half, so the downstairs is about 800 sq ft with 2 bed 1 bath, same as upstairs.

Hi, I am considering purchasing one or more investment properties in Columbus, OH.

You will be better served by purchasing a property with an existing ADU.Are you aware your home p, assuming it is over 15 years old, falls under rent control if you add an ADU?  

I’m looking for some insight on how to structure an offer on a Fannie Mae REO I’m interested in, especially given some discrepancies in how the property is being represented.Key facts:Current listing: Advertised as a 3 bed / 1 bath at 1,850 sf.Issue: That square footage appears to include a partially finished basement, including a “room” with no proper egress, so it should not be counted as a legal bedroom or finished living area.Prior listing (2021): Previously listed as a 3/1 at 1,572 sf.Fannie/FNMA record: Federal National Mortgage Association currently has it as a 2/1 at 1,368 sf, which is much closer to reality based on what I’ve seen.Pricing history:Sold 7/14/2021 for $450,000.Trustee’s Deed consideration amount: $347,000 dated 10/18/2024.REO list price started at $489,900, then dropped around 2/16/2026 to $484,900.First Look: First Look period expired on 2/20/2026 at 21:00, so investors can now submit offers.My main concerns:The current list price seems to be based on an inflated square footage (counting the basement as living space) and as if it’s a 3/1, when in reality it’s functionally a 2/1 with a partially finished basement.Comps in the area should really be adjusted to the ~1,368 sf, 2/1 configuration, not 1,850 sf, 3/1.Fannie paid effectively $347K (per the Trustee’s Deed), but is trying to list it close to or above what it sold for in 2021, when it was arguably misrepresented then too.What I’m thinking:Have my agent pull comps based on 2/1 and ~1,368 sf only, ignoring the basement as finished living area, and value the property that way.Back into my maximum offer using:ARV for a 2/1 at ~1,368 sf.Less repairs/updates needed.Less my desired profit and holding costs.Use the misrepresentation of square footage and non‑egress “bedroom” as leverage, both in the initial offer and during any inspection/renegotiation.Questions for the community:For those who have bought Fannie Mae REOs recently, how aggressive can I realistically be on price once First Look has expired?

You’re ALWAYS better off investing locally, where it’s easier to:Learn the marketNetwork to find dealsNetwork to find contractorsBe more hands-onDriveby property to keep tabs on itNetwork to find a decent Property Management Company (PMC)Next best location is somewhere else you lived, where you have an existing network of family & friends to help you as accomplish the above list as needed.If you invest OOS, your biggest challenge won't be finding properties to meet your goals on paper, it’ll be successfully outsourcing all of the above.The biggest mistake we see OOS investors making in our market, over and over again, is not fully understanding Neighborhood/Property/Tenant Classes and how they impact your probability of success!

It has 28 beds and I am looking to lease to an operator.