The city's unemployment rate is higher than the nation's average (it was at 10% not too long ago and has been declining) and the wages are lower; however, the prices are much lower as a result. 

Offense - Felony - MisdemeanorCrimes Against a Person or Property - 10 years - 3 yearsDrug Related Offenses - 10 years - 3 yearsTheft By Check Related Offenses - 10 years-  ApprovedWorthless Check and/or Bogus Check Related Offenses - 10 years - ApprovedSex Related Offenses and Terrorism Related Offenses - Declined regardless of timeProstitution Related Offenses - 10 years - 3 yearsWeapons Related Offense - 10 years - ApprovedCruelty To Animals Related Offenses - 10 years - 3 yearsAny Other Felony Offense Felony offenses that do not fall within categories above, (ex:traffic,DUI) 10 year time frame; 5 years for felony DUIDeferred Adjudication and/or Adjudication Withheld - Off probation/parole for 5 yearsPending Cases and/or Arrest Warrants - ApprovedActive Status on Probation and Parole - Off probation/parole for 5 yearsPre-Trial Intervention/Diversion - ApprovedPETS - In terms of pets they have a list of restricted animals.INSURANCE - Finally, they require a renters liability insurance coverage of minimum 100K with the rental property identified as "Property of Interest" on the policy.Anyways, I picked up a few useful tidbids going through it. 

I don't need any warzone properties :-)  I have a strong preference for not going below B level neighborhoods, but read a lot of conflicting info with regard to what's improving vs declining...

The SFR is lovely, most starter family would love it.As far if its common for tile in the bedrooms, I wouldn't say so, but some of my investors friends purchased properties with it already install and when showing the place, some tenants decline to rental because of that.

@Darrin Carey I think you're saying that a lender could foreclose, then decline to make an opening bid.

Did they get better as home ownership declined, and worse as it improved?

I'd love to write a long response as this is a topic of interest to me, but I'm short on time right now so I'll keep my thoughts brief.In general, the commercial sector is wrestling with the mess it's in due to property depreciation that has affected many states, declining business revenues, and borrowers who are often in a weakened financial state.To add to the problem, you have lenders who are dealing with fixing their balance sheets, trying to get rid of toxic assets, and in some cases, being watched/managed by the FDIC.When you factor in the billions of commercial paper that is coming due just this year alone, you have a real mess.However, banks seem to be more willing than before to take a haircut on a loan if they really want it off their books.

Is the trend in the area declining?

We are VERY early in our process, as I was informed of this whole situation about an hour ago and have been scouring the internet since just gathering all my peanuts to see what we really have here.Based on a quick zillow comp, and my knowledge of the particular area, I am definitely leaning towards the current owner being upside down to the tune of maybe 10-20K as the area has declined a bit more since the 2008 purchase.

Many times landlords have ran the properties for years and they are TIRED.Based on all the listings I have had in Multifamily and the stories they tell me I would pay the fee for a great property manager.The benefit to owning a 50 unit or greater is usually you can land a 5% property management fee and the company will have a system in place versus a manager doing 1 house who is "winging it".Saturation rate for the area (competition) for your properties product mix and amenities will be key as well as proximity to jobs,transit,restaurants, medical facilities,etc.I don't worry that the property is vacant.Even in high crime areas it's all relative to price.I would not recommend buying in high crime areas for a novice.I have investor groups who do nothing but this and buy really cheap.Eventually these nodes will be redeveloped and cleaned out if you buy right but you have to know the city plans and intricate workings of the area.Don't listen to a seller telling you when occupied it rented for 600 a unit.Base your numbers off of what the market will be doing after your rehab.If rents were at 600 a unit but based on data have declined 1 percent a month and rents now are at 480 then when rehabbed in another 4 months your lease up might be at 460.Look at the big apartments to see what kind of specials and concessions they are running in the local area to lease up.We could all go on forever with suggestions.You really need to work with someone who has intimate knowledge of the area you want to invest in.When doing vacant or development deals the biggest mistake I see developers and investors make is to do rosy projections that 80% of the time do not go as planned.Plan for the worst but hope for the best.