You can also help move the needle to a positive territory by putting down more money if you are able to?

It may just come with the territory but if you're not open to just selling and investing in better areas, you should personally screen all tenants yourself the next time you have turnover. 

This is commercial loan territory.  

It will be especially interesting to see what happens based on how the stock market has started to creep into "Bear" territory and the media is talking about the Coronavirus 24/7.

If venturing into this territory, be sure you're well versed in the laws as it pertains to this demographic. 

Look at secondary or territory markets if you are not finding them in your market.

I currently stay in the Riverside area but am very familiar with Orange County and pretty much everywhere between Pasadena and Laguna Beach 😂 I've been an ADT installer in that territory for years.

I am currently working in the pest control industry and my territory involves a lot of vacation homes, which has allowed me to see into certain realms of real estate and how different property managers run their operations. 

Lending Territory: If they are a local lender then this is not an issue?

I was a single parent and didn't want to have my children pioneering in uncharted territory and was concerned about the influences as I mentioned above.I believe they require you to be currently employed in the neighborhood school or perhaps a Title 1 school.Best wishes on your endeavors!