The owner is not local and has let the property go down hill. 10 units are currently rented.

If you are short on credit mid-rehab, its all downhill from there, because credit is maxed out and no rental cash flow is possible in that state.The key is 1) timelines (longer the more $), 2) having multiple exit strategies, 3) ensure the ARV is correct, 4) some source of reliable cash flow.

After she graduated, a year and a half ago,  Then things started really going down hill..trash, oil in driveway, old cars, etc. then boyfriend moved in so now 4 tenants, more old cars, cheap rent, old camper, chickens & dogs.

However, after this thinks quickly went downhill as they only cared about fixing really minor things in the house and did not seem to have any interest in renting it out. 

It ended up not mattering, things when downhill pretty fast this afternoon.

Then it goes up at a slight grade for another 150 feet, make a downhill u-turn as it heads toward our house. 

--- The downhill spiral ---Now...

It is getting better but if the market turns it will go downhill first.  

Then one guy in the group was saying how real estate is not sustainable, and that things go downhill quickly, yada yada.

While the first 6 weeks of rehab went great, the contractor’s performance quickly went downhill.