I a depressed state there aren't allot but NYC provides this for the HV.   

I don't have experience as a landlord, but I have one as a housemate and one as a friend to someone with Section 8 assistance:In the last apt. that I rented briefly before we moved into our "forever home" the downstairs neighbor was a beautiful young woman with a tragic psychotic disorder.  

It's a major commute to anything other than Ft Worth, which is going to keep the rent stagnant and slightly depressed, compared to more central locations or those areas in the telecom corridor.

Good people who check out well initially can go bad and become become irrational when their world collapses, due to job loss, divorce, depression...

Depressing and a little scary.The message is not meant to be "avoid Sacramento rentals".

I live at the lake, and no doubt lack of water effects property values here, but city policies also depress values.

I will lost that depressing drapery.Also new pulls but don't buy retail.

The best time to get the "savings" is while the area is artificially depressed with LOTS of short sales.

The reality was, I'd get all these first-time investors who had been through some guru or mentor course, bought themselves a house to flip, tried to apply the "wisdom" they paid thousands for, and got pissed/depressed/suicidal when I had to tell them they had received ******** advice.

It sounds to me like you're in the opposite situation - the area is very depressed.