My question is directed toward seasoned investors, or people who might have some experience investing in what is right now is a low income and depressed area but is essentially being squeezed in between two large and growing, active areas.

I stopped being depressed and disappointed myself for failing to meet ridiculous goals by trying to rely entirely on my own overestimated, hopeful willpower, and I started making it my mission to just do something doable every day, something to tip over the next domino and make tomorrow's work easier.I'm 23 years old, work a 40 hour full-time road construction job, dedicate at least 7 concentrated hours per week on real estate investing, listen to BP Podcasts and take spreadsheet skill development classes in my free time, and when I am not doing all that I am usually spending time with my lovely, awesome, how-did-I-get-this-lucky wife.Thank you all again for your amazing support, you help more people than you know.

Cap rates are depressed way too low.

I can break-even with a 50% cut in gross rents, and am prepared to take a larger hit for 4 or 5 years if we see a sustained and substantial depression. 

You cant force the numbers onto a property, you find the property that fits the numbers.one needs to also remember that those metrics were spawned out of the deep US depression of 2008 to 2011 .. they are no longer germane unless your buying in distressed asset areas..

We live in a small depressed area and real estate seems to be on the upswing now.

For example, most internet leads have very short attention deficit disorder.

You talk to these guys at the courthouse during sheriff sales and it's fundamentally depressing just how good they are at what they do.

The catch is it's located in a very small town and somewhat depressed area.

I am comparing myself to some of these 25-35 year old who are already FI and it’s depressing!!