I want to counteract that and figure out systems as a PM so that I can manage those "no man land" properties for you the investor.

Because of crime, drugs, decay...whatever the reason, I have no business there and so therefore do not even visit those parts of the city.  

However, my initial uneducated assumption is that because of the older age of the real estate in Great Falls and the tough weather environment, extensive repairs and upkeep expenses would greatly cut into cash flows.Do you find this to be true in your Great Falls investments and if so, how do you counteract or avoid those expenses?

Midtown is pretty awful in terms of cashflow opportunities so to counteract that and get better at deal analysis, I’m going to analyze the deal with the current asking price and then counter offer with a deal that would make sense for my goals.

Any kind of rot/decay or inferior building practices can increase the chances of this happening.

Will the un-freezing of the market in September and the flood of inventory be enough to counter-act those positive forces? 

A month after Congress approved a $900 billion additional stimulus package on top of the $2.2 trillion approved earlier in 2020 to counteract the Covid-19 impact, shoppers were armed with $600 checks they used to buy a variety of goods (that they probably really didn’t need).

We have out of state investors who see the properties as disposable, buy them, slumlord them, and suck all the beauty out of them and leave them to decay.

But with those offering such attractive lease terms, the cap rates run lower (5-7% in my market).In stocks, there are some funds like IEP or QYLD that pay dividends close to your target, but the share values decay over time.

This is all maintenance items that slowly decay over time so you need to budget for them in advance.