@Noel R. Thanks for the response. I guess when I typed the question it did not save. Rookie mistake. I agree with your comment on CapEx. Ran the numbers with the realtor who also invests in the area. Possibility of seller financing and def an inspection contingent to purchase. Its a "good" area, being active duty military myself, I am familiar with proc and cons. There are two major universities and a massive Good Year plant along with the largest Army base by personnel. My concern is the diversity street by street. One block is run down, the next is Class B+, then back to C and back to B+ with some A class spots sprinkled in. There are no "good schools" in the entire city. Its an interesting area (Fayetteville NC). I live in Charlotte about 2 hours away so have options here as well, just not as many. Alternative is to wait, build my personal capital, and make move locally. I dont want to be the "what if" guy- bc I have been for the past several years. Thanks!