From what I can tell, the land tracts that were picked in most states aren't exactly "war zones"

There are numerous investors who thrive in that market, but it definitely has been hard to buy out the tenants in Boyle Heights because of this backlash from the original pre-gentrified residents.

The other tenant has been there years and will be evicted for numerous reasons that the previous owner did not care to address.I plan to fix up the property over the next few months and renew the existing tenant to a higher, 1-year lease and then search for a new tenant at market rate.Feeling a bit overwhelmed, I'd like some advice on where to start with a new thorough lease and forms to use since I want to secure a new lease with the existing tenant and will need to screen for a new tenant once I evict and renovate the other unit.I am considering to join the California Apart.

My broker at the time owned numerous commercial properties and agreed to show me the ropes and I quickly realized it was the career I had been searching for. 

@Joe Splitrock We did TSP wash the walls before painting, but even after the wash and rinse they looked dingy; the smoke damage wasn't as visible but the walls looked really sad (sort of looked like the wall by my 4 year old's bed, which I have washed numerous times). 

So in war, the way is to avoid what is strong and to strike at what is weak."

@Heather MacVicar There are numerous and lengthy threads on them here on BO.

However if you are selling a relatively large asset and want to replace it with numerous smaller properties then the rules change. 

If there is a downturn due to the global trade war that began early 2018, history teaches us that rents hold better than real estate values. 

Sort of like a mini-episode of Storage Wars.