The house sold, the new guy comes in and says he's going to put coin machine laundry in the unit (which was never mentioned), and is in the process of digging up half of the yard we were told we'd have in order to put in a new garden. 

Garden City has been  the biggest surprise here lately.

I did business with Spring Garden Lending one time and had a great experience.

(Market rents are conservative $1150 for original finishes unit, and $1300 for a recently renovated, garden unit (let's assume I will be living in and not renting out for a $1000 market rent that it can attain)The purchase price is 335k with a 3% closing cost credit.

@Samuel Gardener If you invest in an index fund you will have dividends that will be taxed with no depreciation offset (Also management fees). 

I have been presented with an opportunity to invest in 2 syndications: 1) a 500 unit Garden Style (advertised as Class B) apartment community located in the Peachtree Corners neighborhood (around Hwy 140 and 141) of Norcross Georgia and 2) a 200 unit (what looks to be Class C) apartment community at Hillandale Drive near I-10 in Lithonia, GA 30058.

They think their flips need to look like they've been featured in a Home and Garden magazine.

Thanks for catching my error.The property is in Houston, just inside the loop in Shady Acres near the rapidly appreciating Garden Oaks/Oak Forrest area.

I am seeking garden style or low rise units. 

It's like a blackhole - once it's starts it's nearly impossible for these places to reverse the trends - a few places in KS have gotten better - Dodge City, Garden City, Hays - they hang on and are relatively "progressive" (I use that term loosely) compared to their other rural neighboring cities) and have found a way to survive and somewhat thrive in today's society.