At that price point, I'm assuming you're looking at SF or duplex properties, or MAYBE a 4-plex that needs rehab?

Similarly, if you put several Class D tenants in a Class A 4-plex, what do you think will happen to the property?

They’re located in PLEX.  

Nationwide sent a non-renewal letter for an 8-plex, claiming property was within 1 mile of a fire hazard zone.

It reminds of the people who go into the casino, and melt down at the table when bust on there last $ and start screaming at the dealer that they "should have" won that hand, gotten so-n-so's card blah-blah-blah....     

You have to keep in mind that a plex will never be valued the same as an SFH, and renovations may not have the same effect on the value as an SFH.If renovations are not needed right now, I would work toward getting the rent to market for the as-is condition and then renovate each side when you have turnover. 

I live in North Georgia and a few people have said the town in general has declined since the casino was built but I figured that would draw more interest and the numbers still look pretty good.

Just to mention a few:- Wynn Casino (First Casino in the GCC states) in Ras al Khaimah- Al Maktoum International Airport (set to become the worlds busiest airport)- Palm Jebel Ali (the second palm bigger and more luxurious)- Expo City (Regions largest exhibition center)Its a lot of information but I believe it gives a simple explanation to the complex market here.Let me know if you would like to know more about the market and if you would need guidance into exploring the possibilities here!

By doing that for a 4-plex, you’ve just saved yourself $298/year.

Similarly, if you put all Class D tenants in a Class A 4-plex, what do you think will happen?