I love Eagle Rock but Its getting tough to find gems.  

@Doug Phillips I've lived in Kokomo, Indiana all my life and in the last five years or so that I've paid attention to the local rental property market, I've realized that Kokomo is somewhat of a hidden gem for investors.

The only exception I can think of is a hidden basement room.

There aren’t a lot of great properties available for people to live in in town, most of the gems are outside of town more in the country. 

Sliding hidden doors whenever possible instead of swinging doors. 

In MA, we must disclose latent (hidden) defects that we know about - but states differ in their regulations.This is one reason that seller's agents around here typically don't want to see the home inspection report. 

Like @Mike Nuss said above, you have to do the work to find the off market gems. 

I fully understand your position, it just does not apply to tenants when the reality is that the vast majority have a hidden resentment of landlords.

@Jake King You are right about there still being hidden opportunities, but plan on investing in some marketing to find them.

When we replaced the roof/decking we ended up needing to replace about $2k worth of trim that was hidden under the first roof.