...but even then, 3 months does seem like a long vacancy if your property is in a major city. 3 months of vacancy probably indicates that A) the PM is not marketing the property correctly, or B) there's something making the property non-competitive (perhaps it's not as nice as other properties in the area, perhaps it's in an undesirable location, or maybe the rent is too high?)...

Everything points to those zip codes being "undesirable" areas even though, I would not call them "hoods" like you may see in bigger cities, more like low-income, majority African American areas, some of those lots have been on the MLS for over 5 years, so very low demand.One thing about Alabama is that, there are huge variations from city to city- Montgomery is not a desirable city,  Birmingham is going through some gentrification where you have homes in the 20-30K and 200-300K ranges in the same zip code.

I'll probably give a significant rent bump if it comes to a new tenant, but keep it 85% or lower of market rate, to keep long-term and tenants on my side, despite the undesirable neighborhood.If you didn't buy cheap, you may not have that luxury and be able to still stay cash-flowing. 

The way I see it to be honest is that I have time to give, and am willing to do the undesirable work like errands and really whatever it is that investors would rather avoid doing and be willing to forgo some profit for that (Ultimately giving them added time for other important and new projects).As I am looking to get into a long-term career in Real Estate development & investment, I am wondering if anyone might be able to refer me to anyone they may know in Australia or contacts that would be helpful.Thanks very much and have a great day :)Marcos

Existing homeowners generally have the largest influence over zoning laws, and restricting new development both inflates the value of the assets they already possess and prevents undesired traffic in their communities.

Purchase price at ARV - repairs, plus 3% per year.The low down payment is undesirable because it means thin margins on these deals in the short term.

As you mentioned, I would need a property management company as this would be impossible, and undesired, for me to do being so far away.

What if you just want to get rid of an undesired tenant? 

But, as is life, people will think that other people care about their life and assets, which creates opportunities in “undesirable” areas for actual investors.

He bamboozled them (outright lied) into thinking that their house was undesirable and seriously low balled them.