With a single property you have the benefit of being able to examine the asset and numbers of a specific deal.

Patroled by LA county sheriffs and very low relative crime stats for the area as compared.

And the cost savings from low oil prices has helped other industries with their bottom lines.Back to your question, have a look at the numbers - I just released my April 2015 MLS Stats blog today and the link at the bottom has a bunch of data you may find useful:http://blogs.har.com/3226/46025/April-2015-MLS-Stats-Are-Out

Be careful and really examine your mold issues...Most of the time this shows up in more than one location and with 8 years to run wild, I would be willing to bet you will find it in multiple locations.  

I believe the best way to find that is go to your local association of realtors and get the annual appreciation stats (may be able to get from a large national title co), then chart it all out in excel however it makes sense in your area code - be that zip code, township, etc...  

Have you had a contractor out to examine it?

Examine your intent and how that is documented in your actions.  

A title examination  is not for the laymen and usually, a title company will provide you with a "preliminary title examination" at very little cost, usually free, if you are buying your title policy with them after a sale transaction.If you are the winning bid at a tax auction you will be obtaining, usually, a tax certificate, and each state has it's own state laws as to the application for a tax deed.

You mentioned some crime stats, there is crime everywhere it fluctuates in all areas every year some years more, some years less, I do not know if a single cit yin the country that is immune to crime.Investing is risky no matter SFR, multi-family, commercial, flipping, holding, stock, bonds, IRA - this is the pure nature of investing it is a risk. 

All three parties have signed this contract that states that I have the right to inspect, examine, study, etc. as long as I give reasonable notice.