If I had the means, the youth, and the health, I would be investing there like crazy, buying entire neighborhoods, and talking my investor friends to buy the surrounding neighborhoods and businesses.

Just make sure you get a healthy down payment, preferably 10-15%, but at least $5K, so that your buyer has a stake in things.

Posting that type of question on this website is nearly like posting "is chicken really healthy?"

You can then give the Vendor a copy}, who would then be required to disclose to any other potential buyers.Wait another 4-6 months, evaluate the property based on the revenue of those units which are licensed and not required to be removed, put a big healthy risk factor on it and offer the Vendor 50-60% of ask.Though I would still walk away ... for your first property you will be on a steep enough curve without having a "surprise" property.

I attached a sample 1004MC showing where you should look (the report is from a relatively healthy market in UT).

Your return is healthy and those homes would have a higher chance of getting appreciation than the home you pay $50,000 for that rents for $900 to $1,000.

Is there a different way I could make healthy, reliable returns that I should look at?

It's not expensive if you're healthy and you shop around.

The answer is healthy CF.

Healthy networking and well wishes to you on your REI endeavors.Kudos,Mary