The rules in this area are pretty black and white, it works or it doesn't. 

Black and white.

I think it will come down to making a personal black or white choice to invest there.

And look at google maps for a quick idea - if it’s black and blotchy... might need a re-roof or at least a seal coat.

Am I simply getting old or has the site gone black?

There is no easy black & white answer to this question.Factors to consider:Is the LLC just you or you and your wife?

Sometimes going to college is good because it teaches you what you don't want to do with your like (9-5 job, working at 4 am on Black Friday...).

For example South L.A and Compton used to be majority black..but now are mostly split black/white. 

@MacKenzie ClintonThere is an enormous amount of panic and fear about mold and mold remediation in real estate these days.Here's a Wikipedia article to ease your worries about evil black toxic mold: https://en.wikipedia.org/wiki/StachybotrysIt's perfectly possible there's mold behind the bed for some crazy reason that's the tenant's fault, although highly unlikely in just 5 months of occupation.

.… 1-Haul in dirt around foundation install window wells 2- cut back trees that are too close to the house 3-clean gutters forget gutter guards most if not all do not work for various reasons 4-increase the  size of gutters, make sure gutters discharge  10' , I buy black drain pipe burying it discharge far away from the house.5-Sump pumps is the last thing to do. they are noisy.