I've done as much due dillegence as possible on the property so far as looking at schools, crime stats, 'driving' the neighborhood in Google Earth etc.

Suggest you go to cram school where they teach you how to pass the examination. 

In signing this Lease, Tenant agrees that Tenant has examined the Premises and certifies that it has not observed any pests in the Premises

I know this isn't a good neighborhood after looking at the crime stats and being somewhat familiar with that area.That said, for a 1st time investment, the numbers look pretty good.

- There were quizzes throughout each chapter which did not tie to the final exam in any way, shape, or form.

If you look at Chase-Schiller or other stats you see this is mostly true on a macro level as well.

I think Mashvisor might have those stats? 

This push parlayed with residents looking to escape higher-priced neighborhoods/taxes to the East, has driven JP home prices at a 17% higher clip than Chicago's average residential increase - stat from the above article. 

Passed my general contractors exam in October!

They had stats for every year up to 2018 and it looks like the total population decline since 2010 is 1.689%.