As a buy and hold investor how important is location, location, location

[Craig Montesano]

Hi BP

Location, location, location .. ....How important is this to a long term buy and hold investor?

The market I invest in is a small one. I currently have 5 sfr. I'd say 1 is in an "a" neighborhood. 2 are in a "b" neighborhood. And the other 2 are in. "C" neighborhood. All have great tenants and I've never (at least not yet) have had any issues with rent or anything troublesome.

Now comes my quandary (sp?)

There is a nice duplex located on the west side of my town. Which is considered to be the "bad " part of town. Though I see it as no worse than the houses I have in the c neighborhoods. Duplex is 2 bbedroom 1 bath side by side, with a detached 2 stall garage. It is by a well know and we'll attended church. I think I can get 450 to 500 a side. Listed at 57k but tho m I can steal it for around 30k. Seems like a no brainer for me to pursue it. My only issue is it being on the "west" side. But since I intend to hold it for years to come location isn't super high on the priority list.

Any thoughts? Thanks eveyone