Appreciation is gambling, but sometime “the house” doesn’t always win.

When you are gambling a huge factor in your success is limiting your downside risk.

Everything is on that street...motels, restaurants, convenience stores, etc. 

Hard Money is convenient but not cheap money.

Feel free to message me at your convenience.

Those who have had experience, were there signs at the beginning that you may not have chosen a good tenant, or is it a complete gamble and you just don't know what you're going to get.  

I know that is arguementive depending on the area and condition of the home and buyer's pay for convenience for a property that is set up compared to one that needs TLC.  

As others have said, Hialeah is a great area to consider...North Miami and Miami Gardens are also excellent rental areas, but I don't know which would be most convenient for you distance wise.

Properties that are unique in their neighborhood are notoriously difficult to calculate for accurate investment value.Do you want to be left stranded, committed to buy at a price the Seller already thinks is the best net-price they can get, and you would be gambling it wasn't?

Similarly, if you're the riverboat gambling type, you can try looking into an equity deal where the buyer pays you X% of final sales price and/or a percentage of rental income if buy & hold.