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I've been burned renting to friends, leasing rentals to friends doesnt end well. 

It's been burning a few people lately, and that's why I definitely dont recommend it. 

Even with all that it could burn down. 

Rehabs can have great upside but the risk when education is low can be detrimental and burn you on investing before you hit your stride. 

What would you do in my shoes I don’t invest there so take this with a slight grain of salt but I’ve heard multiple stories of basically this exact scenario someone getting offered a big payday for something in Cumberland, rejecting it & always for some reason (house burned down, block got worse, sheetz decided they actually didn’t want someone’s land for a car wash after all) always selling for like 10-20k and regretting not selling. 

I started my Career in Lake County Ca. and half that county burned down over the last 10 years.. probably 2k homes got destroyed so not as epic as say the fires in Napa and Sonoma. 

I've seen many investors get burned because they failed to understand their hard money loan terms/rates, even if they did acquire what should have been a home run deal. 

A kitchen fire in the back unit got a little out of control and burned up to the roof.

In a worst case scenario like the house burns down or a tenant sues you and you're not insured properly, that's a big risk.