Amadeus:Quadraplexes at 25 to 40K per unit will be rare - even here on the East Coast - and you will mostly find them in small communities (whose economic prospects are stagnant or declining), undesirable parts of town, or they will be in a desperate state.  

There are places in the city that were very undesirable 2 years ago that are up-and-coming or hot right now.

I had considered it but there are a few undesirable traits with the property that make me worry about holding it for 30 years or more.

Montebello - and most of the SGV is a very hot market - you're seeing some amazing appreciation in that whole area where even the neighboring cities that used to be undesirable have starting list prices of 500K!  

Ohio may be undesirable to some but the majority of us who are from here, love it here and aren't going anywhere.  

I wanted to know more so what other investors were hearing and mainly if it was time to rev up my marketing to get more buyers in what was once looked at as "undesirable" areas.

In other areas of the US a house that is more than 20 years old may be considered outdated and undesireable.

I had my realtor write up a Request for Reconsideration using off-book comps and eliminating undesirable areas from consideration.

Don’t make the mistake In falling for cheap Purchase price and high returns which you can find in undesirable neighborhoods but they come w a price.

If your purchase price is $60k and the structure is worth (discounted) 120k, that means that the land value is negative $60,000 - somebody will basically give you 60k to take the land, because it is so undesireable.If the neighborhood is so undesireable, that someone is willing to give you $60,000 to just take the land, you will have a hard time finding a tenant, who is willing and able to pay top dollar - they would rather live elsewhere.Second, cashflow is the most important, but often not the biggest of the 4 income sources you have as a real estate investor.