Personally, I won't buy property with such suppressed rents (unless I can significantly improve them). 

Works like a charm.

Flood zones, train tracks, industrial areas, etc. tend to suppress land values which means that the other residents are likely to be in a lower income and education demographic.

We became buddies, and he called me his lucky charm after a few transactions and I helped him with various things.You're in a much better position in a sense that your 4-plex is cash flowing positive.

I currently am charming a late fee, I’ve even posted a notice to pay or quit the day after rent was late but in the state of North Carolina where the property is located the tenant has another 10 day window after the notice has be posted before I can even file for an eviction.

But I don’t think that matters that much since homes ~100 years old have a certain charm you can’t get anymore and they can go for more than you’d think just based on age alone, assuming they’ve been kept up or updated.

Charming 3 bed 3 bath home in a great Mesa location resort community!

Charming 3 bed 3 bath home in a great Mesa location resort community!

Charming 3 bed 3 bath home in a great Mesa location resort community!

Charming 3 bed 3 bath home in a great Mesa location resort community!