I'm keeping my eye on it but prices don't seem to want to go down there =)@Jay Hinrichstotally agree with you and yes, that's what we see here in the northern suburbs of Pittsburgh - townhouses in the 300s, SFRs in the 500s and up, even in the low $1Ms. 

There are some houses that you literally couldn't give me because of the street it's on, but a few streets over there might be a house that sold for $50,000 just five years ago and i can now buy it for $15,000.I also do most of my repairs myself and live within an hour of each property so I can keep an eye on it myself, meet the prospective tenants myself etc.

Are you close enough to keep an eye on the property?

It is about the best one out there in my eyes. 

Is it at the point yet where its the equivalent of eating tide pods or putting your hand on a hot stove or pouring bleach in your eyes (or whatever else kids do nowadays). 

If the numbers sorta work you may be able to offer less, or fix the ugly parts- renters may not care, look with their eyes not your own.

We'll never see eye to eye as our experiences and facts are completely different and you're at risk of sounding like a politician when telling us how honest you are and that you're here to serve us. 

@Nat Rojas  This all assumes you don't have eyes on the property pre-move out.

Keep an eye out for indicators of population increase or steady housing demand.The BRRRR approach may be appropriate for older properties, particularly if they require renovations.

Also, keep a close eye on the MLS in your target market.