I am on the board of two self managed HOA's (Lakeview /Wicker Park) and need assistance dealing with two separate issues:  #1 Noise disturbance in commercial space  #2 VERY delinquent assessments by a single owner Ive attempted to engage two firms already but somehow these issues seem to not be attractive to represent. 

If you're willing to live in an area that's not River North, Old Town, Lincoln Park, Lakeview, Bucktown or Wicker Park...this could be a viable option.

I have 5 properties (4rent and res) in this area already 2. the houses are very cheap (10-40k), I dont need huge down payments. 3. the area is neglected and depressed, but by no means a war zone.

It's my opinion that the rise in crime is a direct reflection of gentrification in Logan Square, Avondale, Wicker, etc... pushing the gangs west.

For example, multi family properties in Wicker Park often have a very low cap rate since most buyers are counting on longer term appreciating VS immediate cash flow.  

I've bought single family res in the past and I am very uncomfortable with figuring out the best way to approach this deal. 

We put the furniture back each cleaning, they only move end tables and sofa and love seat, and occasionally the wicker stuff in the sunroom and on the patio. 

Both still in those areas and in others as well.Comparatively, 19125 & 19123 zips are incredibly cheap compared to other booming neighborhoods in other cities like Chicago's Wicker Park for example.

I'd imagine the key investing metrics (cashflow, cost per unit, GRM, etc.) have increased in areas such as Wicker Park, Lincoln Park, Gold Coast, etc., but I think there are desirable parts of the city to still find deals.

Back in 1985 when I was single I sold my coin collection for the $7000 down I needed for a small $52,000 2-unit in Chicago's Wicker Park, through a realtor.