Most if not all of the undesirable elements have been removed from this area and is really rebounding, plus the larger economic factors in KC have made multifamily a little hot as of late.

Homes are flying off the market in this area, and even if this slows, there will always desire in this area.I already have proven this concept that you can take a throw away lot on a busy street that looks extremely undesirable and turn it into a profitable build when it is in a highly desirable area that is appreciating and with high prices per sq. ft.

There could be other undesirables depending on the lease.

You could bite the bullet and try to 1031 out of it now, but you may get less than you want due to the undesirable location - you should talk with an agent about what you could reasonably expect, Philly isn't my area of expertise.Would the owner of the prop next door want to buy your unit?

Most will be unimproved land, most may be landlocked or unbuildable or otherwise undesirable from an economic perspective.

Vague and undefined line items can result in an undesired outcome where you imagined one thing and your contractor another.

I had looked into Merced and wrote it off since my rental focus is with multi-family and as you've all pointed out, they seem to be in undesirable areas.

However the days I️ do work are physically draining and I️ often switch between night and day shifts, paired with a 45 minute one way commute this makes for an undesirable job.

There are a lot of subtleties depending on neighborhood differences, house styles, specific location issues (busy street, across from something undesirable), unusual layouts, small yard, no garage, structural issues,.... 

Milwaukee landlords, I'm wondering what you think of a 2/2 duplex I saw with what I think is an undesirable floor plan.The typical 2-bed duplex in Milwaukee I am used to seeing it with a hallway with a bedroom at each end, and a bathroom in the middle.But this particular duplex has the following layout - one bedroom off the LR, which is fine.