@Jimmy CantaveKeep pressing on...and don't let what happened discourage you.Most will run into challenges on the first few deals I have done a handful of notices of interest in Broward, but not in Miami for a while. 

He will then see that you really care about his goals and will hopefully press the reset button and give your ideas/plans a chance. 

Now getting that one sold, you need to do a full court press!

Use the annual index as your rent increase bench mark each year.Piece of advice...if you are signing a lease now make it a M2M, they are not going anywhere and if they are good tenants they should have no problem with a M2M auto renew lease that either party can terminate with legal notification.

If you do the mutual lease termination just charge rent for up to date they vacate. and return deposit as per cleaning required.I've been thru 4 shootings one was a murder.. so don't press your luck.

Also, if you look at historical values… properties never really appreciate, unless you get way up on the east bench.

Create 5 craigslist accounts and post 5 ads to 3 different categories on one day, then a new 5 ads the next day...renew them every 48 hours so you will always have at least 30 ads on craigslist..I could go on...there isnt much magic...just keep pressing forward, talking to people, learning and don't be afraid of failing or making a mistake or be afraid of the naysayers...hang around and get to know the best wholesalers in your area...talk to them and try to emulate what they do...they should get you started.

Are you pressed for cash?

In some of those areas the lead that kills is flying through the air (not the lead in the pipes) is killing people, and the crack in their pipes has a far worse effect on their lives than the drinking water.To me lead in the pipes (while not a good thing) is like putting on a sweater to warm up in a rain storm.In Newark there seems to be more pressing issues to deal with first.Good Luck!

Rents are still strong and businesses like the Pressed Juicery, Warby Parker, Yard House, West Elm, have all opened recently to give the city all the amenities the big cities have.