I might be a little biased about Dallas, since I was born and raised there and still live in Dallas County but we usually do not suffer like the rest of the country does when a recession or depression hit.  

If it's too cheap, you are probably spending a lot to rehab the house and it's probably in a depressed area (not necessarily warzone) and not going to appreciate rapidly.  

It's located in a rural depressed area in upstate NY.

Ok, story time :o)So I have been waiting and looking for another property for a while now, and kinda depressed on banks in my town not willing to refinance/etc to use that $ for rentals/flips (I have great credit and make great $ self employed, own 3 other properties, never late, etc) since I want to put it in my llc's name and not mine?

:Ok, story time :o)So I have been waiting and looking for another property for a while now, and kinda depressed on banks in my town not willing to refinance/etc to use that $ for rentals/flips (I have great credit and make great $ self employed, own 3 other properties, never late, etc) since I want to put it in my llc's name and not mine?

We also have plenty of parking, but the area of town is a little depressed and one block down from the main drag, but it is close to the hospital and local Fairmont State College.  

I have had some success in the stock market looking for deep value "depressed" stocks.

The area is crime ridden and will continue to be depressed in value.

My perspective went from success to helpless depression within a few minutes. 20 years later, I came across tears from operators that I hired in the Philippines. 

Does anyone here have experience with buy & hold rental properties in higher-crime neighborhoods with depressed property values?