It is impossible to get lost driving in Phoenix suburbs even for the directionally challenged folks like me :)Can you perhaps expand more on the San Tan/South of Queen Creek/Coolidge areas?

If they doesn't have a bank account, then you're dealing with a whole different problem... they might find buying a property challenging if they don't have money sitting somewhere. 

One could make a decent cashflow from some of those duplexes but in reality would be challenging to find quality tenants.

The York college area is quite unique as there are multi million dollar houses on one side of Country Club Road and then row houses within a mile or so that sell for 50k.I would be happy to talk in depth about the York area and what places to avoid and places where you can find a good deal and make it cash flow.

Bottom line, due to many glorious unique factors for me there was actually very little difference.

I went down and begged, and they made an exception.Aside from that one year, the inspection program hasn't been a big deal.In 2009 a legal challenge was mounted to the inspection program. 

Moving on to smaller submarkets creates a new challenge with fewer renters and jobs to drive growth.Looks like the Villages in about an hour from Orlando and ninety minutes from Tampa. 

If anyone has advice on a 5 year plan or a good direction to go that they have faced a similar challenge I would love to hear your advice and story.

I think you made a good point- just because a deal is out in the open doesn't necessarily mean it's a landmine, it could be that nobody has pulled the trigger yet or has had the time to take on the challenge.

I am purchasing a unique property that is a mixed-use commercial and multifamily.