--because ultimately, nobody knows what will occur in the future.Detroit was one of the strongest economies in the world, and one of the most vibrant cities in the world for several generations, and property values increased during those times...but, eventually, it mostly imploded and property values decreased significantly over the last ~25 years.

It seems to me like a better buy and hold than fix and flip kind of area, but I'm still researching.From what I've seen, a vibrant "hipster"- like influence and community is growing there, ala Pilsen = better tenants and higher rents?

Can they be banned from the property for violating HOA rules habitually ?

You can make a fortune in this city if you know what neighborhoods are vibrant communities and which ones give this city its undeserved bad reputation.City neighborhoods: Invest in Ohio City ($1000+ for a 2/1), Tremont ($800/2), downtown ($1500+/2), Little Italy ($900) (but you'll have to marry the owner's daughter to get title to any property there!).

We are seeing another flipper doing this in our area, he is habitual offender and it is very frustrating to wait out the count down clock to send in our offer and be beaten to it by these guys... twice now!

Welcome to BiggerPockets, a place to interact with a vibrant REI group, learn the real estate business and language at near zero cost.

The neighborhood has some boarded up properties, low rate of home ownership, and a vibrant neighborhood (think lots of people out on their porches during the day).

Since they already have a court process that addresses late payments and allows you to evict habitual late payers I doubt a judge is going to go with your "I can end the lease if you're 10 days late" clause and will tell you to deal with it in rent court.

Most I find when the cash is substantial want to trade up to less hands on type of properties.Bigger Pockets is mainly a residential forum although we do have a commercial section it is not as vibrant however many people contact me privately.Over the years I have heard so many horror stories with SFR.

@Tyisha G.Welcome to the vibrant BP community.