It’s really neither... pretty stable neighborhood area.

Invest based on fundamentals in areas that will grow or be stable and with conservative underwriting and you'll be flying back to South Africa in first class to visit friends and family in no time. 

There is a somewhat substantiated theory that many haunted houses (when the folks are mentally stable) are related to carbon monoxide posioning.

Are these long-term, stable tenants?

I just started a new stable position so we now are on solid footing. 

In an area of rising rents and everything else staying stable, by definition, operating expense ratios will decrease.From all the non-residential commercial investment opportunities I have reviewed, expenses seem to hover in the ~25-35% range.

I believe the property will be much more stable moving forwards, again, most everything has been replaced.

@Felicia Richardson I basically just found neighborhoods with duplexes that I felt matched my criteria (safe, in reasonable shape, strong rents in areas that were either growing or would remain stable), used Zillow/Google Maps to help get the addresses for all duplexes those neighborhoods, and then typed the addresses into the county assessors website (not sure if your county will have a site that allows you to search properties by address, but ours does).

I was speaking with a multi-billion $ institutional investor's COO several weeks ago and they said when they went to Wall Street to raise money, every banker wanted to know how much of their portfolio was based in Atlanta...meaning, Wall Street knows that Atlanta is a very stable and quality location to own in and while return may be lower than other higher risk areas, it is a quality area and top of the bell curve in most return and risk respects. 

I plan on doing this with my long term friends they are all financially stable and have jobs and the income to support the move.