Very blue collar...some areas are better than others, but there are a ton of long-term tenants there and a ton of uber successful investors who buy & hold property there.Further, I wouldn't let the fact there is very little development throw you off.  

Martin , your first 2 steps can be consolidated into simply clicking on the house icon on the left side of the blue navigation bar.  

Neighborhood is decent, blue collar area with well kept yards & homes.

If an individual kept their monthly expenses moderately low at $2K monthly having a total of 24K annually in expenses and 500k of total real asset value, their SWR would be 4.8%.I would be interested to hear if any other fellow investors have used The Safe  Withdrawal Rate to work backwards to blue print out their success in real estate or journey to financial freedom.

However he was in such a hurry to get the money on Friday I went along with him because it was good for me and seemed to be good for him.By the way, this is the type of guy who calls you expecting things to go a certain way in his favor out of the blue without it having been discussed.  

Whereas Indy is like a blue chip stock, such as Coke Cola or Pepsico, it will pay you dividends but will not have all the ups and downs. 

I have a foundation guy that lives in blue springs, does great work, if there's any issues there! 

But yes when i first got my license i didn't tell anyone, I'm a blue collar guy, so this is totally different for me..

The struggle I often have is finding good subs, not impossible by any means, but you being from Hendoville (I went to school at Blue Ridge Community College (played a little baseball when they had a program), long story but that's what we called it) your going to spend a lot of time finding good subs.

Definitely true  in coastal blue state markets but in the rest of the country there are few barriers to entry.