Especially the downtown Marietta Square area?  

As far as what type of neighborhood, the further you get from downtown Lansing, typically the less crime. 

PITI is $3,100.Moving out of state in a few months.There are still new builds identical to my model for sale going for $475k and rental comps in the area are about $2,650-$2,750.I don't need the money now but losing $400/month is not good.The one saving grace is is that investors are bringing $300 million go my neighborhood to turn it into the next downtown.

Downtown, Midtown, and Oak Park have all been good ROI in Sacramento.

Pros:- Low cost of buy-in / not much needed in comparison to other areas due to affordability in purchase price- High-Cap Rates- High Cash Flows- Stable market / continuing to appreciate- Beautiful revitalization of the downtown- Influx of jobs, employment opportunities - Plenty of renters- New Amtrak service coming- Surrounding neighborhoods are sought after, solid schools, "home team" mentality in most of the towns where people want to stayFor the Cons:- I can't think of any OVERALL cons that couldn't be avoided in working with the right team.

Back in 2010, I bought a very old (circa early 1800s) cabin right on the Roaring Fork in downtown Gatlinburg that was an absolute dump. 

The City waives some of the fees if the property is in certain areas (downtown, etc). 

Problem is I'm not sure how many people would do that since you typically have the resort lovers and the resort haters and people who want to enjoy Playa del Carmen typically want to be downtown and take advantage of the walkability. 

Your friends return is also predicated on when he bought, a few short years ago property values were 30% lower and rates less than half what they are now.That being said Tampa is great because we have multiple draws: Beaches, Pro Sports, Bourgeoning Waterfront Downtown area, Busch Gardens, Midtown, World Class Airport bringing in Business and International Travelers, and more!

They want really close to downtown/ easier commute especially if parking has to be paid.