I know it sounds great on paper.. and it may work and if this is only 5% of your available cash you can take the risk.. but if this is the majority of your investing cash I say risk is simply too great ... .listen to @Curt Davis sage advice he has been around the block for many years and is not trying to sell U something like all the rest of the folks posting on this thread.

Although there you will need good property managers and need to know the area as South side is block by block.

Our realtor used comps from a historic district a few blocks over for our purchase which over estimated the ARV by 100k.  

It is located less than one block from an elementary school.

We have a software program at work that tracks this, and I can tell you it is HIGHLY localized (as in down to the block), even within a given MSA (market).  

The city is very block by block.

I am hoping that the govmit steps in and blocks those from those folks that are owner occ and got flooded and default.. investors not so much.

@Aaron PetersonI moved your thread to the landlords forum.Snow removal ... it will be here before you know it ... .I've already put our RFQ as we were not happy with our service in one city last winter.In our experience, when it comes to landscaping/lawncare and snow removal, anytime you cannot define where one tenant's domain ends and another begins, the obligation falls to the landlord.If you have a side-by-side duplex or a row of townhouses where each tenant has their own drive and patch of green, you can hand-off snow removal and lawn care to the tenant ... though you are just as often better served to take care of it yourself and bake it into the rent.Anytime you have stacked units or a block (such as a small purposely built quadruplex), the parking and green space are common areas (just like stairwells in the interior) and fall to the landlord.

We had a 2 bed duplex within 4 blocks of the Plaza District under contract to house hack also with our two kids, but days before closing the deal fell through.

The prevalence of termites in Tampa is one of the reasons block construction is so much preferred here (along with storm resistance and reduced utility costs).