Probably not, considering that 10 years ago it was the worse economic crisis in at least 70 years since the Great Depression.BUT, if those who did not understand that it was a FANTASTIC time to invest once the crisis was over, even if the same thing occurs, their risk intolerance will probably steer them to the investments that won't appreciate the most, and that is unfortunate.This is really about education in the long run.People have to add to their inventory of skill sets for an investor the ability to calculate and understand appreciation and other future values.It's the only way to get used to the psychology that things change in the future and where you buy can either capture that change if it's good, or avoid it if it is not.I just can't believe people make a decision on an Investment based on one single calculation for today, usually the Cash on Cash Return, and then completely ignore all future economics.That's like the squirrel that doesn't bother saving his nuts for the winter because he has a lot around in the fall when they dropped off the trees.Good thing squirrels can think about the future value of saving his nuts!

Plus, in a C-class area you're going to have a higher-risk tenant pool than if you go with B/B+. 

courthouse steps is a business and a tough one.. risk/reward  and in many markets competition has stripped reality.

So take risks.

I realize there are many people who do it successfully out of state and remotely HOWEVER a big part of this game is mitigating risk and I feel there's no easier way than if the property is a short 15 minute drive

Then two year wait, kind risk in regards sqatters. 

If it’s in an A class area and the rent is 1650 then why even consider the guy or take the risk ?

It is my understanding that financing with a bank mortgage in 1st position and a seller carry back in 2nd position is something that was allowed prior to 2008 but has since died out.

That said, I can risk another winter with the roof that seems to be holding up decently, only one leak (which I think I can fix) though there is obvious water damage to the sheathing under the shingles, it’s not coming into the rest of the house yet.

If anything I thought they would be higher since it seems like more of a risk.