I've also been debating about Marcus Hook but I know that area has been going downhill so I'm not sure if it would be a good idea or not 

I left there eventually and did my own thing for awhile plus people wanted me to do consulting work.You can go in and show problems and what needs to be fixed for an existing restaurant or a start up but if standards are not maintained then it goes back down hill.

If this person has a real drug problem he will try to short you on the rent at some point since all the money will be going towards ATM runs to get more coke...at the point you file for eviction...if that doesn't happen, let sleeping dogs lie, but make sure he goes to M2M lease once the one year expires, so that you can terminate quickly if things do go downhill in the future.

HOA may not want it, but as far as I know, at least in my regions, they can't stop it.Some people don't like rentals, they see it as a sign of an area going downhill.

If not, you may be stuck.Has this gone downhill since your initial inspection? 

They screened well but there was a divorce and things went downhill.

I partnered with a better PM on the third attempt and had a good couple of years but things have gone down hill over the past four months as the individual assigned to my portfolio left the company (vacancy went way up) and as they have changed their pricing dramatically on R&M (wanted $10k to turn the last unit...1000 sqft apartment). 

$ runs downhill" and landlords are no exception.

My property is down hill and lot of water is stagnated when the big rain comes from surrounding areas and properties and damaging the field lines and filling the tanks in 3-4 days fast.

I cannot agree more with Kevin's advice.I have been involved in the Detroit market, long distance for the last year and a half, and until I found the right people, in the right places to work with, it was generally downhill.