The Subto community is like an online real estate country club where everyone is trying to help each other.

(If curious, my residential real estate investor clients from 10 years ago [you can find my 10 year old bigger pockets dot com posts :], at the time buying up 2-4 unit properties, a lot of them are now done with the 'human' tenants and want to 1031 into something that is ACTUALLY passive, so yes Starbucks comes up, thus I watch it).In my case I zoomed all the way into a specific brand (which then allows me to make very sweeping generalizations across an entire state -- but still not the entire country), I'm not suggesting you do that, but SOME of the variables need to be narrowed down, before you can gain any useful insights. 

The previous owners did a do-it-yourself remodel which had tons of red flags if I had taken the time to cross-reference the sellers disclosure with the inspection report, but at that time the market was hot and I had to move fast.

@Li Li, Since the 1031 exchange will allow you to move into any type of real estate anywhere in the country. 

We do ground up construction of 3-4 units in the urban core of Columbus for investors all over the country. 

So bottom line they got away with it and are living in a beautiful safe clean country. 

Detroit is one of the best markets in the country.

Fingers crossed .

While we saw some big jumps around covid times, it has now slowed as I expect is the same for your current area if not most of the country.   

Being nice to lazy investors, just rewards bad behavior and doesn't push them to be more resourceful - and hence more successful.It is a free country though, so best of luck with your approach:)