In regards to the vacancies half of the tenants have been there over 5 years and with only one vacancy in the previous two years which if anything shows you the quality of the property and area. 

I could survive if dropped off in Mexico, but I'm not yet able to handle a full speed conversation.

The price represents the quality of your neighbors and demand for those properties. 7-10k purchase price plus 10-40k rehab....Compared to a decent place that is what?

I'll maybe have $1500-2000 in it by the time I'm done, but it's pretty big -- 7x24 -- and it's definitely "custom" quality now. 

I agree we are in the early innings in Chelsea, which may not be a bad thing compared to red-hot markets like East Boston, but I would be careful of much of the construction quality in Chelsea however.

Digging deeper you would need to look at the following questionsHow is the quality of the neighborhood?

Don't get caught up the volume of deal/properties vs the quality.  

Just look at posts on this site; someone asks about such and such a rip-off artist guru and suddenly there are great posts touting the quality of the education by people with... 1 post.Here is a turnkey review for you; buckle your seat belt tight because you're about to get taken for a ride.

You should look into filing for a reduced withholding certificate this can speed up the process of obtaining a refund.

Question is where to buy the quality lists and where to design/print postcards.