I understand there's potential variation, but from observation, whats being observed?

Legal consequences and potential financial loss that could have been avoided with timely updates.2.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Quote from @Christian Styles: Potentially able to help you find someone but I would need to know specifically where the property is in order to know who to recommend.  

Negotiating Price: What’s a reasonable offer given the current income and potential for more?

Pensacola is a great market for investing and the number of properties available right now is up so there are actually some on market properties with potential. 

We specialize in helping investors access opportunities in both residential and commercial markets, leveraging our network and industry knowledge to identify high-potential deals.

It's important to stay informed about developments in the areas you're considering, as well as any potential changes in regulations or economic conditions.

The loss may potentially be disallowed.Best of luck

I focus solely on Detroit proper because, in my experience, the rent-to-price ratios, opportunities for value-add projects, and overall market potential are much stronger there.That said, Detroit is a nuanced market.