Love the smaller blue collar areas where folks are just trying to make a living. 

@Kenneth Williams - true story- after I posted, a friend I was stationed in with Germany 15 years ago called me out of the blue to catch up.  

i want to go with a lighter color. 

My thought was to offer her 4% or hourly rate with 4% max gross income  for Fielding calls (maintenance, emergencies, questions re policies, complaints, etc.)Inspecting units (bi annually, more in questionable situations)checking for leaks twice per year (part of inspection, putting blue tabs in toilet tanks, etc.)driveby's once per week (check for trash, exterior problems, etc.)We would do everything else.

The neighborhood is getting a lot better than 10 year ago and 90% of our tenants are hard working blue collar Spanish families who couldn't afford in better neighborhoods but enjoy abundance of job opportunities in the city. 

Pearland has a greater diversity of blue and white collar workers5.  

What are the areas with high concentration of blue collar workers to fulfill the above-referenced projects? 

The two vacant units are as follows:  One just had an eviction, the other is vacant and could use new carpet and paint.The area is blue collar and low income.The buildings themselves are 6/10.  

Her other color choice was blue, sort of a bright blue color.

So basically they dont know what they are doing and hoping for a quick buck.The DD is the BPO ($125+), title search ($125+, different than a typical search as you need to see the assignments are recorded), file review (to include the original blue inked note and mtg, allonges, assignments, servicing notes, etc.) which is typically done by you or you will need to pay someone about $300 to do it.Most note investing is numbers, so you need to know what youre doing, planning for, what the owners options are before making an offer, then plan to throw it all out the window if need be and regroup.