Exactly where have you found this unicorn farm of quality properties with idiot owners/sellers? 

Your numbers are simply not worth the paper they're printed on if you really need to rely on a home inspector to tell you about the property's build quality and condition.

While proximity to developing scenes and amenities suggests upward potential, the nearby "war-zone" area could raise significant concerns regarding safety, tenant quality, and property value stability.

Given the low price point I would be hesitant on keeping the property depending on the quality of the area...Keep the best, flip the rest.If its a solid location, I'd consider keeping. 

And it's not as cheap as many think, especially in quality areas.

But especially in ODC's case as they have so much going on and have grown so quickly that who's in charge of what exactly isn't always clear and systems/quality control not always well established.

One day I plan on operating in a similar fashion in providing a seamless experience with quality products.

The freedom and time are to increase the quality of our life.

Just keep in mind this is a typically one and done type of financing as it requires owner occupancy.Neighborhood quality is crucial and cannot be overstated.

We manage a lot of properties in C class areas, there is money to be made, but you need a quality asset,  a great screening system, and you need to be able to realistically quantify the risk.