Though it's improving, I cannot say that I'd pay $420k for a 4-unit that doesn't even have central air and is right by MLK. 

If you have a decent air compressor grab a hvlp and spray away.Clean w dawn, rinse, wipe, scuff, prime, 2x coat.

STEPHEN  , I was thinking of investing there  also  , my wife has family  there , we go about  3 times a year   , great city with a lot of tourist  ,  Air Force Base / Army base , maybe  a Toyota manufacturing plant  ,  the city is tricky  on areas  , i would drive around the area and ask  the locals  on the area you are looking at  , great locations and then some , not so great  , but it is divided   , i am sure it will pay off  , Good Luck ! 

Air BnB did not exist.

@Matthew Rosenbaugh I would talk to real estate agents or other investors in that area more experienced with the rental dynamics there. 7-12% usually is reasonable unless it is a super hot rental market or you are renting below market rate. 

Started in South East Asia and worked our way through Europe and now I'm in Buenos Aires waiting for the virus to die down back in my hometown of NYC (not necessarily looking to live in NY/NJ area).

Like I said... most LL's WILL allow a Tenant to break lease if they can not afford rent... majority of Tenants will however not move out... living expenses come due one way or the other... again they don't just disappear into thin air. 

Forced air and wood burning stove.

Except for several things (e.g. air filters) that we do quarterly which a) makes sure they get done and b) gives us an excuse to stop by.

Now the hot water heater and HVAC are down there and the renter has a storm shelter they can get into just in case a tornado comes.