(not counting the renovation) I think it's tough to find a deal like this in Chicago on the North Side, where you can sleep peacefully at night and not worry about someone breaking in, or a drunk and disorderly, including being located in a  highly rated school district...I understand appreciation, and gambling on neighborhood gentrification isn't a primary concern of mine, this is a risk-free, safe return play.

The MLS is depressing right now and it's tough to buy properties from wholesalers when I just don't think the value is right.

In the last recession/depression households consolidated for the most part. 

Indy is a hard town, just like every other inner city and depressed area.

It's all a guessing game, but it is a fact that cash flow is good there.Avoid the smaller/heavily depressed towns like Shenandoah.

Exhausted by a decade of rising disorder and property crime—now two-and-a-half times higher than Los Angeles’s and four times higher than New York City’s.After dictating homelessness policy for a generation, the activist class is losing the narrative.Here is the entire story by Michael Snyder: https://www.zerohedge.com/news/2019-04-17/san-fran..."

While 2008 was a humdinger, it was not as bad as the Great Depression.

Even with AirDNA and other forms of analysis, isn't the big risk that new units will come available in the near future and depress prices?

Prices were depressed?

Tenant claimed they were depressed without the dog even though there was no evidence it was a comfort/emotional support animal.