@Barry Ruby, you are exactly right that only FEMA isn't keeping there "flood risk" current (likely more people and properties are exposed to risk, however only the smart carry flood insurance. 90 percent of those flooded in both Harvey and Florance didn't have flood coverage because they thought they were safe since they were not required to carry flood insurance by their lender Cost of flood insurance for areas that are not required can be as low as $62.50 a month maybe even lower.

I think you are smart to focus on NWI for the reasons you mention, and that there are just better opportunities. 

If so, smart money says pay that off first.

If, in a good case scenario, the investor will end up having to fix it and paying the same as if they had bought one already renovated, no smart investor will buy it.

Last tenant threw a radio out the kitchen window (with the window closed) and there is glass over a pretty wide section of lawn.  

Are you real, are you as hot as Jerryll. are you as smart as Jerryll... ha ha ha a yeah I know dumb Q, obviously not!

Big money is not always smart money. 

I like to say I am the stupid guy on my team of smart folks.Yes networking and marketing are huge part of this business that folks seem to forget about.

The area has 100 year old homes including many with leaded glass. the wood trim is pretty nice, and though it looks a little outdated/vintage it is generally considered more desirable than plain new trim from home depot, especially in this part of town where people are looking for older buildings with character.  

I think it's a smart idea as an investor, perhaps not so much as resident if you like the faster pace in life.I hope this helps.