@Filipe Pereira first thank you for commenting on the post, well there are a couple of reasons we choose Springfield my wife grew up there and we have a strong support system from her large family there i have visited a couple of times and was there in January and can see opportunity there and see the city is trying to turn things in a better direction example the new casino. i also noticed that rents are on the rise and cost are still reasonable to purchase and find property's were i can add value to. i also am open to invest in the surrounding area's willing to drive 7 to 8 from Springfield but i want to bring good housing to the city. i visited a meet up group while i was there and felt a sense of community but i haven't meet someone who is currently doing business there. if i can get in contact with like minded investor there it would be great. you mentioned you manage some property's there what is experience dealing with tenants there ?

Also, With all the resorts and casinos in a position of uncertainty right now, who knows where rents and demand for long term rentals will go. 

And it sits almost in the perfect spot where you're at the most 10-15mins from everything: downtown, Indiana, the casino, the south suburbs, the expressway, and shopping centers.

However, there is a small pocket that are good areas, Spring Valley/Chinatown around 400-450k 4plex, east of 95 near Summerlin 450-500k 4plex, and behind MGM casino, Tropicana/Maryland called Parkway Villas around 350-400k 4plex.

It's an area that is slowly turning with the help of National Harbor, Tanger Outlets, Old Town Alexandria 5 minutes away, Downtown D.C. 10 minutes away, MGM Casino, and the new Amazon HQ construction starting soon. 

I can only assume times are a bit tough for some as the casino workers are not all back to work but, would love to hear someone on the ground there's thoughts.

I can only assume times are a bit tough for some as the casino workers are not all back to work but, would love to hear someone on the ground there's thoughts.

If the hardship is run of the mill, "I was stupid and lost my money on the black jack table at the casino" then it does not apply.

I'm making more on unemployment than I was dealing poker at the casino.

My fear with AC is that the rentals are dependent on casino employees and with the casinos on the decline I am afraid so are the renters.