I don't doubt that a more experienced investor could find some gems in these neighborhoods, I just don't think that's possible for an out of state investor acting alone.  

I joined a bartering website, and pre-sold one of the buildings at market value to a member, taking back the equity in barter credit, and giving us a presold building, cementing the viability of the project.

Without a doubt, places that have dress codes have fewer problems.  

I doubt that many of us actually like popcorn, but let's remind everyone that they should have it tested for asbestos before attempting to remove it.

I doubt I'm going to be willing to pay the interest rates of a hard money lender. 

@Steve McCondichie   I went to a appl conference in Vegas nice organization although when I sat through there class to get verified as a appl lender it was basically very basic information .. being appl associated is in my mind like being a member of the BBB  .. you pay for that designation.. but good networking no doubt.. but nothing a borrower should hang there hat on..  

@James Wheelerbut even it cast them $100,000 to create the system, they sell is at $1000, after 100 suckers, I mean customers, they are breaking even...I doubt they have $100K in production, most of what they are pitching is the same thing.

I do like Jeffs idea about student housing if it's that close to a college, doubt you could zone into a multi family but possible frat or sorority house?

I know it's pretty expensive but my coach earns his keep without a doubt.

I'd rather invest in the equity, especially if there are other people involved.The idea of forming a parent LLC is a good one if you want this done on a programmatic basis but you'll have to work out with your investors a typical profile of what you're going to buy because I doubt they want to just write you a check and hope for the best.