my market is near the nation low in both evictions and delinquent rent even with very tenant friendly laws.  

@Joseph Gary there are Class B Neighborhoods in Detroit and most of the Ring Cities (suburban cities touching Detroit) are now Class B.We've got it all mapped out @ our website.DM us if you'd like to discuss more:)

Its a long term low cost play for me.

Quote from @Bonnie Low: I work with a lot of MTR investors and what I am seeing frequently with multifamily acquisitions, particularly with new investors, is that they often test the property just like you're mentioning, as a way to dip their toes in the water and see what works in their area and for their personal style.

Here is your tip:Buy low and sell high, also don't eat the yellow snow.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

I've even been discouraged while joining grant funded programs allegedly for "low income" buyers. 

You got only 4 bookings from Airbnb because your ranking is really low on Airbnb.

If that's the case, I’d suggest looking into A/B-class neighborhoods.

., so you can get a feel for the neighborhood.