It all depends on the market, economic conditions, seasonality. 

I always buy something I could see myself living in. not necessarily the colours, but the location and size of the home and the condition.

I had an experience with a terrible tenant who reported me for a bogus claim but by making the claim it allowed me to gain access needed to get photos of the condition of the property, and then the tenant refused to allow maintenance people in which really helped prove my side of the situation.If possible, explore alternative dispute resolution options like offering the tenants a cash-for-keys agreement.

This property had significant potential for value enhancement due to its location and condition.

Separately from all of that - I recommend reviewing your lease up procedures to improve verification of signing tenants and their agreement and aware of terms and conditions. 

Now the details, price, condition etc.. 

She keeps the apt in an immaculate condition.

You can find duplexes under $180K in C-class neighborhoods, in decent condition, that meet or exceed the 1% rule

I think ultimately, one thing I've learned is how quickly economic conditions can change.

., title search, property condition, and liens).