I'm not addressing cash flow here, because that's deal specific and investor specific.But here is a little tour of a "Typical (San Antonio)" (C minus) neighborhood with typical (C minus) structures I picked in a random neighborhood on Google drive around view.What (to me) makes a (C minus) area (in San Antonio) is an abundance of, Loose dogs in the street, fenced front yards with fences leaning and in disrepair, yards full of all sorts of debris (because the little houses lack storage space), antique (who knows how old) paint, neglected leaning secondary structures in disrepair, car repairs going on but seemingly abandoned, pickup trucks from the Carter Administration to the early 90's, Residents who WORK for a living, No chain of Murders, No Sal-mon in the fish tacos in neighborhood restaurants, decent nice (helpful) people you can talk to, extended families living close to each other who help each other, not unlawful in their ways.

Thank you Linda D..  

@Carter Bushman, in Utah there is a Tax Sale Auction once a year in May.

Quote from @Linda Thomas: Yes, I would start the eviction.

Hello,My name is Carter.

I agree with Linda but the only problem is lack of job to get financed.

The place I was talking about where I saw the cutthroat competition was Rio Linda, CA about 10 years ago or so.  

PHX got hammered when new construction stopped in 07 08 09 and then subs all moved for work  if you recall I remember 4 plex that linda Gercheck sold for 350k in 04 selling for 80 to 100k in 2010 and basically were vacant.. so the cycle go full circle .. now it sounds like market is more balanced construction while hampered is still going  etc etc.. 

Quote from @Linda Thomas: Hello,A  long-term tenant just moved out and i have a clause in the lease that states that the tenant was not allowed to smoke inside the property however there are smoke stains on the ceilings and ceiling tiles throughout the property.

Quote from @Aliyyah Carter: I've been working with investors, and some prefer to do minimal work, while others prefer a blank canvas or a full gut.