Talk with local realtors, interview PMs, drive around during rush hour, take public transport, talk with Chamber of Commerce, neighbors, etc.Managing - Let's break down what a PM does and how they do it (I used to run a PM company and am an agent so any mud is co-flung at myself):1.

For the last three years I've owned multiple rental properties in an undesirable area in California with good cash flow.

I believe that a property doesn't rent, in most cases, for one of two reasons:1) The property itself (i.e. condition, location, other undesirable factors, etc)Or 2) It's priced too high.

For the triers of fact, I can see why they would be more convinced by testimony from someone who is actually making mud pies every day, as opposed to someone who is just a expert on mud pies, but hasn't mixed up a batch of mud for the last 24 years

Fall and spring are a little slower, the mud season, but we already have all but two days in August booked.

They also take more baths since they are covered in mud and grass but not that drastic of a spike. 

You ever build a mud pan for a shower?

A Group Home may be seen as an undesirable business/addition to the neighborhood to some of the local residents...

Regarding Dr Philips, are there undesirable areas?

Basically want to know the areas to absolutely avoid that are high crime and known for undesirable tenants.