Today at 57 I am semi-retired, what I mean is that I pick and choose what I want to do, how much I want to to, where I want to invest or vacation.

I'm currently a Registered Nurse and have a stable foundation in rent and some notes.

I want to invest in a Stable, working class, up and coming neighborhood, preferably property with hidden values opportunities.

So I’m ok with lower return on investment than buying stocks since it will be more stable in the long run.

I am looking for a small multi family or single family properties in the range 100-300K that gives close to 10% coc.I want an area that is stable, working class, preferably up and coming neighborhood.

The owner was getting ready to retire and wanted to sell the property as-is, with the tenant in place.

This is a huge bite for a new investor to take, I realize that, but on paper seems to be a great deal if the income streams could stay (current owner has owned and operated the place for the past 40 years and is "retiring" at age 60.) 

It's more of a net worth number (3.5 million) so I can retire. 

We have found that a stable, long term employment history (with 3x the rent in income) is the best single predictor of a good tenant in our lower income units.

I am still active duty in the military and don’t get back to El Paso much nor do I intend to retire there.