EADO is great but I think that most of the fast appreciation has already occurred in that area, and your repair costs will only go up as the property ages and tenants abuse it.

I invest in helping and partnering with people that have the drive to become successful.There are very few parts of the country where there aren't phenomenal opportunities -- The only place I've refused so far is the Salton Sea area because it's like a post-apocalyptic wasteland.For example, I'm partnering with a guy I met here on BiggerPockets just four weeks ago that's in a little town in South Carolina that I've never heard of.He was convinced that this little town had no possibilities but I just jumped on Google Maps and started looking around to see what this little town had to offer.That's when I saw an equine therapy ranch that helps people deal with emotional and psychiatric problems like child abuse, PTSD, etc.

How about people that abuse drugs or alcohol? 

They are often abused, particularly when they are shared, and can be expensive to maintain.

With video of the students and a bus stop location, this is an easy case to solve.

The male adult commits domestic abuse against the female, gets arrested, and she acquires a PFA and gives him back his belongings under the supervision of police.

Granite/hard surface will take much more abuse but will cost much more. 

This is in North Carolina.I have a great tenant that moved in 6/1/2019 and signed a 1 year lease that would expire/renew on 6/1/2020.I just recieved a letter from her asking if she could break her lease because she has a reported "Domestic Abuse" situation ongoing and doesn't feel safe living there.Her father co-signed on the lease with her, they have not missed a payment yet and are very good tenants.

Unless tenants abuse maintenance requests, I usually fix stuff as requested.

And it's very clearly because of abuses of the free market, a lot of landlords pulling a lot of crap that they shouldn't be, especially down in C and D-class level properties where the tenants are weakest and the landlords have the most power.