With the uncertainties in the market and shotages/material price hikes we are playing it way safe on this one. 

My favorite cashflow play is real estate notes.

I have not seen many folks actually pull off a BRRRR with straight conventional financing, but maybe its possible...the renovation style loans work...or cash is always your best play.

Tossing a coin on who's going to go out to see a few properties, then either playing golf or going to the gym. 4 hours per day on average- 5 to 6 days per week. 

Maybe play dumb a little "I don't know if I'm in the right place..."

Nice neighbors and children playing outside is not my definition of bad part of town.

It was during the height of the pandemic so that might have played a role in my experience.

I think they should do what the divorce agreement stipulates and stop trying to play games.

Trying to go for market rent isn't the right play for me but I would give it a $50 bump or so as @Bill Brandt said.Nothing wrong with having the conversation and see how it goes then make decisions after both a conversation and inspection.Also, well done on the analysis. 

Not everyone is playing by the same rules today.I have been doing this for 20 years and would not consider doing an eviction on my own today with all the crazy local rules.