Occupancy: One unit rented (~$1,100–$1,200), one unit currently vacantEstimated PITI: ~$1,500/monthWith both units rented at market, the property appears to slightly cash flowing depending on management and maintenance assumptions.My concerns are less about the deal “working” and more about timing + liquidity:• One vacant unit at acquisition• Older housing stock (systems unknown long-term)• ~$45K capital deployment• Out-of-state ownership for me• Limited immediate cash flow to replenish reservesI already own property in Georgia (in-state for me), so this would be an expansion market purchase rather than my first door.My questions for Cleveland / Midwest investors:1️⃣ How has appreciation trended specifically in 44109 for duplexes over the past 5–10 years?

I have been analyzing commercial real estate opportunities involving stores like Dollar General, Dollar Tree, and Family Dollar.

Parking spaces, how many dental bays for expansion, turn in ease, anchor stores next to a location, is there a sports store, chiro, etc etc near the location “youth”.  

Some say it's a store of wealth.

I'd absolutely go to the local rock climbing store or gym and talk to the people there, and say hey are you intersted in setting something up here on like a "private member only" type situation, with a little bit of "if you know you know" I bet you could use word of mouth to spread pretty quickly to exactly the kind of people that would pay to use it and respect it and care for it. 

If you net 5k and blow 2k on the LOC, you're sitting with 3k liquid plus whatever reserves you already have.

StabilityThe stock market is a high-liquidity environment, which is excellent for quick moves but leaves investors exposed to daily emotional swings and global "black swan" events.

Anyone have a go-to discount furniture store they like? 

The "Liquidated Damages" Test: Judges hate penalties; they generally only enforce "liquidated damages" (a pre-agreed estimate of actual loss).

Personally, I’d lean toward putting 20–25% down and keeping extra liquidity, especially when you’re buying out of state.