On the other end of the spectrum, you have the properties in the areas with gang shootings, drug raids, low performing schools, and the neighbors with 5 aggressive dogs that attack the fence anytime someone walks within sight of them.

At 44 with a much higher salary, I can get into just about any market.Your goals will likely dictate your course of action, but same principles still apply.

Then it seems safe enough to buy sight unseen.

Aside from real estate being very local, some general principles I follow that serve in any economy :1- Follow proper underwriting principles based on my specific investment style ( value add etc..)2- Use leverage to my advantage but never over leverage my position.3- Keep proper cash reserves.4- Educate oneself in the economy of the market I’m investing in, including jobs, changing demographics, historical cycles etc...5- Surround myself with the proper team members who will cover the areas I am weak at and are real experts in their niche. 6- Knowing when to cut my losses.7- I use real estate investing as a way to achieve more important milestones In life including family, health etc... this keeps me focused on the big picture and adds more objectivity to the process.8- The bigger the portfolio, the more risk one gets exposed to in a turning market and the harder it gets to change direction.

While there are some tax advantages to owning rental property that does not cash flow, and each month the principle on the mortgage is getting paid down,  In my experience,  this house has not been a lot of fun because of the lack of cash flow, and the possibility that their could be an unexpected maintenance expense or the possibility that the market could turn down, and the house could loose value.  

First tie up a bigger deal than you can handle alone, THEN form a group of investors to come into it.Now there is some urgency and a goal in plain sight.

What will it do to the sight lines?

Don’t lose sight of the fact that high cap rates do not mean high return.  

Buy sight unseen.

However judging all park owners by these few is an unfair and short-sighted comparison.