Detroit's population is actually growing according to recent surveys not shrinking Census Bureau estimates: Detroit population rises after decades of decline, South dominates growth (michiganpublic.org)2. 

Baum is correct that they have limited mass market appeal, but they do appeal to the younger, growing traveler so the market is only going to get larger. 

Elk Grove is growing and has been/continues to be good.For appreciation, single family have been better than multi though.

This is a forum to help people grow and learn, not criticize.

And remember if you are spending the cash flow vs using it all to grow, it will take a long time to get anywhere.            

So new kid that bought his system was offered a two hundred bucks MF that was normal appraised for 150k only lol… and expecting that market would just grow , the system is working in 2009 though same thing to what Greg Hugher did in other bankruptcy filing lol

I am finding it a bit challenging to keep track of all the URLs like HOA, Electric, Gas, Solar, Taxes, etc. in one place. 

If they neighborhood is still appreciating, if rents in the area seem to keep growing, and if interest rates come down, could all turn an "okay" deal into a great investment.  

Specifically, there's job growth (Intel, Honda, Amazon, Nationwide, etc) and the population is growing (unlike Cleveland or Cincy).

There were temporary support beams in the basement along with enough moisture to actually grow mushrooms in the basement crevices!