But if you want clarity, the truth is you’re probably going to need to pay someone for a proper one-time review.

The other is skin in hte game, if someone is putting 25% down payment, they will not want to walk away from that very easily and will fight harder to try and make payments.

You're definitely going to need to hire a property manager to help you when you won't be onsite.

You will grow thick skin quickly.

From a lender's perspective, you sound look like a very risky borrower.Hard Money is an short-term alternative to traditional bank loans and is more suited to rehabs and flips, but any lender is: 1) Going to underwrite the deal to make sure the numbers make sense, there is a clear upside, and plenty of wiggle room (and thus will expect you to come to them with a very clear picture of exactly what needs to be done, including a scope of work, detailed costs, and contingencies), and 2) Expect you to have skin in the game. 25% is pretty reasonable, actually.

and 126K ARV puts you well below the median price for the city...same as in Pittsburgh - there are definitely safe, quiet neighborhoods where you can buy a property for 60K (although it's likely going to need a major rehab) and neighborhoods where you definitely would NOT want to buy a property for 60K.i have not been able to find 80% LTV - is it the same lender (you?)

I am doing my research on this market,  is anyone here familiar or have any skin in the game?

Putting some skin in the game is always preferred.

Purchase Price: $280,000Down Payment: $75,000 (~27%)Loan: 6.625% interest, 30-year fixedRents: $1,350 per side ($2,700 total, tenants pay utilities)Property Taxes (2023): $4,247/yearInsurance: $2,600/yearProperty Management: 10% of gross rentMaintenance + CapEx: 10% of gross rent (includes reserve for roof replacement in 5 years)Vacancy: 5%Annual Gross Rent: $32,400Total Operating Expenses: ≈ $13,600Net Operating Income (NOI): ≈ $18,800Cap Rate: ≈ 6.7%Annual Debt Service: ≈ $16,000Cash Flow (after all expenses): ≈ $2,800/year ($230/month)Debt Service Coverage Ratio (DSCR): ≈ 1.17Cash-on-Cash Return (Year 1): ≈ 3.7%Notes:Roof expected to need replacement within 5 years (budgeted $10–12K).Tenants pay all utilities,Rents appear market average.Located in a stable B-class neighborhood with consistent rental demand.Population growth slightly negative but a 20 minute drive from Cincinnati.  

Get the best possible asset within your price range.Also, note that you are going to need far more than 20% to take down a property.