My guess is you are not, so I wouldnt put too much weight in your ability to predict such things. 

I think the Grand Rapids area in Michigan could be a possibility too. 

Heavy interest into weight lifting and most things athletic.

So throwing a house on a credit card can and does change your life for the better but it's just like one of those weight loss products, results not typical lol.  

Your 15 years of investing in real estate holds more weight to me than a lot of people on here that have been doing this for only 5-10 years when everybody looks like a genius with their strategies. 

Sellers usually give less weight to problems and a minor discount.

You wouldn't want to buy into an area that is declining rapidly and where the tenant profile is decreasing along with the area.

Multi-family properties typically allow for greater and more rapid growth, but small properties are often safer in a very generalist view of the whole picture. 

Note, if you want to forgo the PVC option, there are leaf blower cleaning kits pre-manufactured out of lighter weights materials like this one from WORX.And while It may sound like a lot of work, it's a cheap fix ($30-40) to an otherwise expensive ($800-$1,200) gutter guard installation you can't afford right now.Good luck!

I have a tri-plex that I recently purchased in Grand Rapids, MI.