Your thesis is basically rent low and accept less desirable tenants so I don't think that is the best thesis to base an investment off.

They may or may not have good reasons and unless they communicate those reasons and perhaps even substantiate them I really try not to give them any weight.

My desire is there, and my heart is in the right place.

Check bed frames and chairs for their weight limits. 

The average investor just placing capital to buy something cheap is asking for a disaster to happen.If an investor can locally they might try finding a property needing complete rehab in an A area to get the rents they want and close to the price they desire.

Don't miss out on this incredible opportunity to own a stunning, completely remodeled home in a highly desirable location!

BUT for certain rural areas it's worth it's weight in gold because of the reliability factor vs an unreliable or expensive existing utility structure. 

I find with ANY project on a property, PLANS are worth their weight in gold bc they will show the exact inches, ft, etc that the project entails.

An umbrella policy or other insurance policies can often lend similar desired protections in a much more realistic and simplistic manner.

So there is a 100X weight factor on the licensed professionals for literally everything, everything done and everything not done.