Why on earth would you wholsale a property and net @12k (after holding/closing costs) when you could rehab and net @ 50k. 

Folks are simple and down to Earth.

But then, it's a solid blue collar neighborhood, and I believe the cities in those areas tend to be more down to earth as a rule.

Let me stop for a second to say that tenants can be among the most perplexing individuals to walk the face of the earth.

I learned living in pricey San Diego for 75% of being in this earth that our RE here appreciated exponentially in San Diego and then just the opposite occurs and all that I not yet realized phantom equity is lost in the next downturn.

He isn't the friendliest man on Earth.

While you are having the issues checked out by a structural engineer ask them to check that you have the earth quake seismic in place.  

So it isn't just me running into this issue :)I'm getting a little response with direct mail but nothing earth shattering. 

I always recommend that OOS investors take a virtual walk around any areas they are considering via Google Earth as part of their initial due diligence.

or like my San Francisco clients whose 4 plex's in PHX AZ went hundred % vacant and stayed that way and they lost them.. and for sure they had max debt on everything.. that forced them to sell what I sold them in PDX that was still performing and they still walked from PHX and lost those buildings and it was a lot of buildings.. and again I am not saying we are going to see that play again.. but it happened.Just like when I was Hardmoney lending in SF.. back in 1990 post earth quake and the war and the deep recession SF went into  it was pre tech..