I'm very familiar with Oakland County, my wife and I are from Michigan.However, the CapEx game is difficult to predict, but my two cents are extremely simple.

Luka,That is a typical thought from those not experts in the retail space.Economists are predicting online to tap out at 20% of all retail sales and most of that is clothing and knick knack type orders.The U.S. does have some of the highest retail inventory in the world on a per sq ft basis.

My ideal investment property has low management, low maintenance, consistent predictable income & area of appreciation.

You can't predict what the market will do and it varies regionally. 

No one can predict the market.

Not to mention my income is fixed so there is a lot of income predictability and stability..

I love dogs, but pitbulls seem predictably unpredictable.

I've been paying attention to the financial market and recently there was a Bond Yield Inversion (which historically predicts a recession in the next 1-2 years). 

That prediction is as a median performer in our market according to AirDNA.

Billing them for it or putting the utilities in their name when possible) it eliminates these issues and makes your cash flow much more predictable.