Stay old-school.

I received a bachelors degree from Mercyhurst University and have wrestled from pre-school all the way through college. 

For distressed properties, focus on markets with growing job sectors, good schools, and lower crime rates, as these factors drive rental demand and long-term growth.

We are semi-working with the school to offer student housing for the first time on campus. 

It's middle class, low crime, clean & zoned in one of the top desirable High schools. 

Now a giant city 250,000 people and home to Cowboys, Stars, FC Dallas, minor league baseball, lots of companies, new Universal Studios theme park and something like 10 high schools now...big high schools. 

In my research I've found that there are a handful of developers who are spending big money to renovate and rehab the downtown area and that the Scranton School Board is under new leadership, allowing the district to finally exit from its "financial recovery" phase.

I'm also a former math teacher, so trust me, setting up an S-Corp for operations is NOTHING compared trying to get 30 twelve year olds at an urban school to learn math according to state standards.

@Christopher MorrisTo assess a market, consider population growth, job market, economic growth, rent-to-price ratio, cost of living, school districts, and growth benchmarks.

Stay in the same housing plan, school district, etc.Don't just look at sold comps, also look for active, contingent, and under contract listings.