An appraisal is trying to give justification for the lender to lend against it if a loan is involved and if no loan is involved it is to give a guy the warm fuzzies that he isn't making a terrible mistake.If you want to see true comps, go to a place like Redfin.com, pull the comps from the last 60 days in the neighborhood (30 days if enough sales have happened) and check for yourself.

That's not terrible.  

I imagine that, unless you don't care about taking care of your properties, constant flooding would be terrible for keeping good tenants and thus only cost the investor more money in the long run.

Average median income in micromarkets change slowly and companies leave just as fast as they come and and opportunity zone are usually just a nicer name for a terrible neighborhood. 

I agree the PM should definitely be fired and has not done a great job for you thus far.In fact we have been terrible.

It will show the tenant that you're taking it seriously and taking action.Best of luck, terrible situation to be in.

I also would not encourage him to return to full-time work as his grades suffered terribly when he worked full-time and went to school full-time.

It is a duplex in terrible condition, but in an up and coming neighborhood. 

@Cody Brown you’re on a real estate forum, the majority of answers will be they are terrible in some form or another.  

The latter pass code inspections.My daughter had one in an old college dorm & when it fired up the suspended ceiling rattled terribly due to back pressure as it would suck in air from random ceiling cold air returns.Then again it could be like one of those (in pic) that we had in a ranch we owned & was not code compliant.