However, my research indicates that these areas have had issues with crime and might be considered rough.Despite this, I understand that these neighborhoods are undergoing significant reconstruction and gentrification projects.

If you can expand upon on your post by highlighting neighborhood fundamentals that indicate the neighborhood is going to change we can have an entirely different conversation  but I did not get that feeling based on the information you shared.

Both studies indicated it was the highest numbers ever for cheaper to rent than own.  

They need proper car insurance and they need to indicate to their insurer where the cars are garaged/stored.

Indicators such as population growth, improving schools, and jobs are key in successful real estate investment business.

To be blunt, I have zero experience at this high a vacancy rate.You did not indicate the number of inquiries?  

A tenant complaining online might indicate that the property manager handled them appropriately, so be sure to ask the manager for their side of the story.7.

The appraisal indicates the rents will cover 1.1 of the PITI, and the credit is good, with 20% down, solid savings, and a W2 earner (a beautiful lending profile).

He knew what he was supposed to do but had not coached his passengers (he was getting pulled over for like 10 people in a Prius - as I indicated previously they usually have some slightly legit premise for first making contact but in Baja you regularly see cars filled beyond capacity with people).  

This is often an indication that they are selling above market valueDon't allow for your own independent property inspectionAre not realistic with their pro forma projections.Are their vacancy and maintenance projections unrealistically low?