I have a duplex and a single family, one in Richardson, the other Dallas (Oak Cliff).

Make sure you camera the sewer so you know what you are dealing with and possibly have another bargaining chip. 

Grew up in Oak Square.

But I am chipping away at a long To Do list that only gets longer as I study.

There are still decent deals to be had in Oak Park for instance properties for 50-75K with rents of 850+ these dont quite meet the 2% rule but arent too bad. 

In Detroit proper, that will likely yield significant time on the market (beware of vandals), unless your strategy involves selling with land contracts.Areas like Southfield, Dearborn or Oak Park seem to sell faster for a myriad of reasons.

Some people would say these areas in Memphis are good/great areas to live and own Real Estate Investment properties... 38117, 38118, 38115, 38133, 38134.. take a look what's going on in those zip codes. http://www.commercialappeal.com/news/2014/mar/06/one-person-reported-shot-oak-court-mall/ or http://www.commercialappeal.com/news/2014/jan/27/jewelry-story-oak-court-mall-robbed-suspect-appreh/ or @Andy Luck here the article I think you were talking about http://www.myfoxmemphis.com/story/23614652/man-shot-while-renovating-home#axzz2xAuxYA6R or http://www.commercialappeal.com/news/2014/jan/18/wolfchase-shoppers-take-cover-shots-reported/ My point is Crime and Bad People are everywhere, not just any specific locations..

Time to take the chips off the table.This never really was a cash flow play.

Get more education and keep stacking your chips for now!

Is there anyone in the Thousand Oaks CA area that uses a title company they like?